The applicant requests the following Discretionary Request determinations:

Abbot Lofts is a true mixed use project designed to embrace the gateway nature of this important site. The ground level will be programmed with space that can be divided into small units (approximately 1,000-1,500 sf each) that will draw retail interest to the southern portion of this eclectic street and in so doing will generate pedestrian activity to this end of Abbot Kinney. The residential loft units, located on the project’s upper floors, will be separated from the retail space. Individual units will be designed to maximize flexible living by incorporating high ceilings, natural light and a variety of unique interior spaces. A combination of private and shared open space will be provided for residents on the podium level. Project parking will be a combination of on-grade and subterranean.

The applicant will request permission, via a revocable permit, to locate additional landscape, hardscape, a loading space, and electrical transformer, in the adjacent unused approximately 15 foot public right of way on North Venice Boulevard.

This mixed use project will embrace the eclectic nature of Abbot Kinney. The exterior will be designed to embrace the mixed scale of the neighborhood and the trend towards modern architecture. The project will have two primary facades, one fronting on Venice and the other on Abbot Kinney. The facades will have strong common design themes tying them together, yet each will include architecturally distinctive features. The overall design will be accentuated by the placement and size of the upper floor windows which will successfully relate to the project’s overall form.

At the ground level, the commercial space will be functionally separated from the residential portion of the project yet its design will be architecturally integrated into the overall project. The upper level units will be organized about a common open area that will be thoughtfully landscaped. The project will offer secured access at all points of ingress and egress.

The Specific Plan imposes a building height of 35 feet for varied rooflines provided that any portion that exceeds 30 feet is setback from the required front yard at least one foot for every foot in height above 30. Projects with flat roofs are limited to a 30 foot height.

The site is also subject to the provisions of the Mello Act, the Coastal Transportation Corridor Specific Plan and is in the single jurisdiction Coastal Zone.

Abbot Kinney adjoins the property on southwest, is designated a Secondary Highway improved with roadway, gutter, curb and sidewalk.

The properties to the northwest, northeast and east are zoned M-1-O and are developed with mixed commercial and retail uses. The property to the southwest is zoned C2-1-O-CA and is developed with retail uses. The property immediately to the north contains ground floor retail and second story residential uses. The property directly to the east, the median that splits North Venice Boulevard and South Venice Boulevard, is zoned OS. The property to the east of the median is zoned M1-1-O and is developed with retail and office uses.

Ordinance No. 168,999 Effective: 9/22/93

Issue no permit for any Project unless all the requirements of the Specific Plan are met and clearance is obtained from the DOT and the BOE and any required mitigation measures relevant to the building are incorporated in plans.

A Project is defined as any construction, addition, conversion, change of use, or use of land on a lot in the C, M, or P Zones, which requires the issuance of a building, grading or foundation permit, and which results in an increase in the number of Trips as determined

by the DOT. Off-site parking areas which serve a Project shall be considered a part of the Project.

Refer all Project applicants to the DOT, West L.A./Coastal Programs Office (213) 485-1062.

No demolition, grading, building permit or certificate of occupancy shall be issued for any Project within the Venice Specific Plan area (including the Oxford Triangle Specific Plan area, [ZI1412]) until the Project has received a clearance from the City Planning Department, Community Planning Bureau.

A Project is any construction, alteration, change of use or change in intensity of use, addition or demolition of an existing structure or building, on- and off-site parking; encroachment, grading or placement of fill into a buffer or setback in the Canals, Grand Canal and Ballona Lagoon areas, but does not include interior alterations that are not visible from the exterior, do not increase floor area and do not change use or intensity of use.

Refer all Project applicants who require a Planning clearance to the Community Planning Bureau, Venice Unit (213) 978-1176 or (213) 978-1199.

89-766536-LT

The Master Land Use Application Instruction Sheet — 500’ Radius should also be followed, except that a 100-foot radius map is required, and 6 copies of the site plan required. The 100-foot radius starts across the street from the subject property.

____ dual permit area _X__ single permit area

1. CERTIFICATE OF POSTING. When the Coastal application is accepted for filing, the applicant must within 24 hours a NOTICE OF INTENT sign (sample attached) at a conspicuous place, easily read by the public, and as close as possible to the site of the proposed development. The notice shall indicate that an application for a permit for the proposed development has been submitted to the City Planning Department. The form to be used for the posting, as well as a statement of Certificate of Posting to be submitted after notice of intent is posted is attached. If the applicant fails to post the complete notice of intent form and sign the Certificate of Posting, the Department will withdraw the application and all processing will stop.
2. Geology Report: If the property is in a Hillside area, submit a certified Geology Report.
3. Previous Actions:

Has the property had an application submitted to the State Coastal Commission or the City of Los Angeles for Coastal approvals? Yes ____ X _____ No ___

If yes, state the previous application number(s) ____CPC-2002-2302-ZC-GPA-SPE-CDP.

Describe on a separate page the facts (dates and determinations) of each of theses applications. See Previous Cases Section

4. EXISTING CONDITIONS:

1. Existing use of land: Vacant
2. Number, type and approximate age of structures to be removed/demolished as a result of the project: The land is currently vacant, and therefore no structures are to be removed or demolished.
3. If residential units are being removed or demolished, indicate the number of units and monthly rent: No residential uses exist at the site currently.
4. Is there any similar housing at this price range available in the area? Yes Where?: Venice Canals area, Silver Strand, other North Venice locations

1. Between the sea and the first public road paralleling the sea? No, it is not.
2. Within 300 feet of the inland extent of any beach? No, it is not.
3. Within 300 feet of the top of the seaward face of any coastal bluff? No, it is not.

14. California Environmental Quality Act

1. Categorically Exempt: Class _________ Paragraph __________
2. Negative Declaration _________________
3. Environmental Impact _________________
4. Conditions, mitigation measures of project alternatives to minimize significant adverse impact.
5. Date granted _______________________

1. Section 10.F.3.a, which limits buildings with a varied roofline to a maximum height of 35 feet. The applicant is requesting permission to increase 20% of the buildings mass located adjacent to Venice Boulevard to a height of 42 feet.
2. Section 10.F.4.a, which requires a five foot minimum front yard. The applicant is requesting a zero (0) foot front yard for this mixed use project.
3. Section 11.B.3, which limits the floor area ratio of a mixed-use project in commercial zones to 1.5 to 1. The applicant is requesting permission to increase the floor area to 1.60 to 1.

1. That the strict application of policies, standard and regulations of the geographically specific plan to the property would result in practical difficulties or unnecessary hardships inconsistent with the general purposes and intent of such specific plan.

The strict application of the specific plan regulations results in practical difficulties and unnecessary hardships inconsistent with the general purposes and intent of the Venice Specific Plan. The applicant proposes to develop a mixed-use project that acts as "gateway" project to the eclectic Abbot Kinney commercial area in North Venice.

 

Height Increase

The Venice Specific Plan limits buildings with pitch roof to a 35-foot height limit in the North Venice subarea. This regulation generates a hardship for the applicant because it does not consider the type of project or the design flexibility to accommodate the State mandated Mello requirements or density bonus.

A special circumstance is generated by the mixed-use nature of this proposed project. While residential and commercial uses are compatible, their unique design criteria must be accommodated. A successful mixed-use project must provide high quality commercial space that requires higher floor to ceiling heights than envisioned in the Specific Plan. The Specific Plan prompts the mixed-use concept, but it does not provide the development regulations required to construct it. A typical commercial floor to ceiling height is 13-15 feet. The combination of the required commercial ceiling heights and the residential demand for 9 to 10 feet ceiling heights makes it impossible to compile with the height limitations imposed by the Venice Specific Plan. This project is requesting permission to provide 14-foot commercial floor to ceiling heights and residential floor to ceiling heights ranging from 8 to 10 feet leaving the remaining approximately 7 to 9 feet for roof slope and other architectural features.

Height limits are designed to protect abutting properties from the impacts of the additional height. There is only one property, to the northwest of the site that could potentially be impacted by the increased height request of the project. In an attempt to mitigate this impact the increased height was placed on the southern portion of the site fronting Venice Boulevard. The increased height will only cast shadows on the project site and will act as an architecturally interesting gateway to the Abbot Kinney commercial district.

The inclusion of affordable units also offers a very critical justification for the increased height request. The applicant absolutely needs the additional height in order to financially justify the inclusion of its affordable housing requirement on site. Additional height allows the applicant to construct appropriately sized units generating sufficient revenue streams to subsidize the affordable units. Without relief from the height, floor area and yard requirements the project design could only include small unmarketable units.

Front Yard Setback

The inclusion of a 5 foot front yard is an unnecessary burden of the applicant due to the configuration of the Venice Boulevard right of way. According to BOE and DOT, Venice Boulevard is fully dedicated and improved. The improvements left a remained piece of approximately 15’ between the back of curb and the project site. The applicant is applying for a revocable permit that will allow it to utilize this area for landscaping and other project related services. The landscaping in this area will meet the intent of this landscape requirement and justifies the elimination of this requirement.

Floor Area

As mentioned above, increasing the density of the site by itself is not a sufficient guarantee that the affordable units will be constructed. The overall project must make financial sense for the applicant to gain the capital necessary to construct a project. Again the applicant must be able to maintain his/her by-right density and the design/layout of these units must generate sufficient revenues to offset the affordable unit’s private subsidy.

It is important to clarify the applicant is only requesting and increase of approximately 1,600. This additional square footage will be located in the 4^th floor units that are clustered near the Venice Boulevard frontage. Consequently, any adjacent uses are buffered from the impacts of this additional square footage. Assuming the intent of the Specific Plan is to create compatible development that protects the community, it is clear that this project is both compatible and designed to protect or buffer existing uses from the additional square footage

The strict application of the Venice Specific Plan does not take into consideration the proposed use, the need for flexibility when increasing the density of the site. Instead it imposes a one-size-fits-all set of development regulations.

State fully wherein your case conforms to the following requirements:

2. That there are exceptional circumstances or conditions applicable to the subject property involved or to the intended use or development of the subject property that do not apply generally to other property in the specific plan area.

Use	Lot area and Floor area	Trips generated
50% Office / 50% Retail	Lot area = 16,908 SF Floor area = 16,908 FAR of 1 to 1	891 daily trips, including 44 AM peak hour trips, and 64 PM peak hour trips.
Retail	Lot area = 16,908 SF Floor Area = 8,404 FAR of .5 to 1	693 daily trips, including 18 AM peak hour trips, and 40 PM peak hour trips
Mixed Use (22 units and 5,000 SF of commercial)	Lot area = 16,908 SF Floor Area = 27,022 FAR of 1.6 to 1	600 daily trips, with 23 AM trips and 38 PM trips

1. That such exception from the geographically specific plan is necessary for the preservation and enjoyment of a substantial property right or use generally possessed by other property within the geographically specific plan in the same zone and vicinity, but which because of such special circumstances and practical difficulties or unnecessary hardships is denied to the property in question.

As described above, exceptional circumstances exist on the project site to justify the granting of the requested actions. Special circumstance created by the site’s history and the large excess public right of way create practical difficulties denying the applicant a property right enjoyed by others.

Size of the Site

The size of this site subjects the applicant to regulations not applicable to the majority of the site’s neighbors. Due to its size, it is required to provide income-restricted units. Only projects with 10 or more units are required to provide income-restricted units. The vast majority of the lots in Venice do not contain sufficient lot area to develop 10 units even when two are consolidated. Consequently, few projects actually are required to build affordable units. The elimination of income restricted units increase the applicant’s ability to obtain the financing necessary to construct a project. By approving these requests the applicant can offset the cost of the income restricted units and constructed a successful project that provides housing and neighbor or visitor serving retail.

Public Right of Way

The excess public right of way between the site and North Venice Boulevard creates practical difficulties unique to the site. Currently, an approximately a 15 foot deep strip of public right of way bound by the site and the back of the Venice sidewalk curb exists. While owned by the City, the property has never been maintained or required for street widening. If not incorporated into the projects design scheme its derelict state would prevent the project from creating an attractive "gateway" project.

A strict interpretation of the Specific Plan requires a 10-foot front yard requirement in addition to the excess public right of way. It seems unreasonable to require the applicant to provide a 10 foot landscaped area that will be adjacent to a dirt patch with weeds. Not to mention it does not meet the spirit of the Specific Plan’s desire to beautify the street frontages. According to conversions with Staff members from Bureau of Engineering, Department of Transportation and Department of Planning, Venice Boulevard (North and South) was recently fully improved. In there opinions this area was of no value to the City and could potentially be vacated. While not requesting a full vacation of the public right-of way, the applicant is proposing to incorporate the area into its site plan via the revocable permit process. The project would aesthetically improve and maintain the area, in exchange for the right to use it. The improvements achieve the intent of the regulation by providing relief from the building mass, while at the same time enhances the aesthetic of the Venice Boulevard frontage. This excess right of way provides a practical difficulty not applicable to adjacent owners.

As demonstrated above special circumstance apply to this site justifying the approval of this project.

State fully wherein your case conforms to the following requirements:

2. That the granting of such exception will not be detrimental to the public welfare or injurious to the property or improvements adjacent to or in the same vicinity of the subject property.

Granting the requested exceptions will not be materially detrimental to the public welfare or injurious to the property or improvements in the same zone. The well-designed integrated project is situated on the site such that the surrounding community members are buffered from any potential impacts associated with the increased density or floor area. The community will benefit from this particular project because it generates substantially less traffic than the vast majority of other permitted uses on the site.

Design

The granting of these requests permits the applicant to construct a well-designed functional mixed-use project that is sensitive to its surrounding community. By locating the increased height and floor area along the Venice frontage the potential for a "gateway" style building design is realized. It also permits the relocation of ground floor units, lost to the water table, to a third level. There is no adjacent property that is adversely impacted by the increased height located in this area.

Parking

The design of this building exceeds the Venice Specific Plan’s parking standards, which are more restrictive than the L.A.M.C. In response to the lack of parking in the area, the Plan not only imposes more restrictive parking standards than the L.A.M.C., it also includes a beach parking impact requirement. The applicant is proposing to provide all required spaces on site and choosing not to pay into a mitigation fund for spaces that are not being built. Being able to provide any spaces in excess of the Plan’s requirement demonstrates sensitivity to a community concern.

Traffic Generation

By right, the M1 could be developed with approximately 16,908 square feet of office/retail floor area or 8,404 square feet of retail floor area. A mixed-use project at this site not only limits the commercial intensification of the area it also generates less traffic than a straight commercial project. To illustrate this benefit, the project’s traffic consultant, Crain & Associates, has provided the following trip generation comparison for uses permitted in the M1 zone verse a mixed-use project over the entire site:

Use	Lot area and Floor area	Trips generated
50% Office / 50% Retail	Lot area = 16,809 SF Floor area = 16,809 FAR of 1 to 1	891 daily trips, including 44 AM peak hour trips, and 64 PM peak hour trips.
Retail	Lot area = 16,809 SF Floor Area = 8,404 FAR of .5 to 1	693 daily trips, including 18 AM peak hour trips, and 40 PM peak hour trips
Mixed Use (22 units and 5,000 SF of commercial)	Lot area = 16,809 SF Floor Area = 27,022 FAR of 1.6 to 1	600 daily trips, with 23 AM trips and 38 PM trips

 

The combination of quality architecture and the above referenced design sensitivities creates a project that is a benefit to the community.

 

State fully wherein your case conforms to the following requirements:

3. That the granting of such exception will be consistent with the principals, intent and goals of the geographically specific plan and any applicable element of the General Plan

1. That the strict application of the provisions of the zoning ordinance would result in practical difficulties or unnecessary hardships inconsistent with the general purpose of the zoning regulations.

The strict application of the zoning ordinance results in unnecessary hardships inconsistent with the zoning regulation. The site’s high water table and the height limit imposed by the Venice Specific Plan generate practical difficulties for a project that strives to provide on-site income restricted units and additional parking spaces. With the granting of this variance, the project will have access to a conveniently located loading dock.

As mentioned in previous findings, the applicant is requesting permission to utilize the adjacent excess Venice Boulevard public right-of-way via a revocable permit from the Bureau of Engineering. This is an area that Staff Members of the Bureau of Engineering, Department of Transportation, and Planning indicated is not required for any future street improvements. The number of street vacations approved along Venice Boulevard near the site provides proof of this assertion. During all of the years this area was under City control it has never been properly maintained.

The approval of the revocable permit is a win-win situation for the applicant and the community. The applicant is able to design a loading dock for the project that does not impact the height of the building, the number of units, or the number of parking spaces. The community gains additional parking in an impacted area, two income restricted units as well as twenty market rate units, and, most importantly, the applicant will be required to landscape and maintain this forgotten frontage. It is anticipated that the loading area would be made substantially out of grass crete, decomposed granite, or similar material, with a small concrete walkway at its rear to provide a hard surface to permit the easy transportation of supplies and merchandize. Venice Boulevard would be shielded from the loading dock by a well-designed wall covered by a hedge.

It is also important to mention that this 5,000 square foot retail use will generate very few truck trips per day. In fact, it is more likely that a use of this size would only received deliveries a couple of times a week. Consequently, this area will appear to be a well-landscaped and maintained open space element of the project a majority of the time.

The configuration of the project will change if the applicant was required to locate the loading space on site. This type of change would have a ripple effect on the project design, which could impact the height of the building, the number of units, or number of parking spaces. A loading dock requires a 14 feet clear height for trucks to access it. This additional height either forces the first floor of units up to maintain a consistent floor plane. Or it requires a reduction in the ceiling height of the unit located directly above the loading space. Another alternative is to eliminate a unit or two. The elimination of a unit drastically changes the applicant’s pro-forma for the project. The economics of a project that includes income-restricted units is marginal to begin with. While the applicant is motivated to provide affordable units on site, this motivation is hamstrung if the density, which generates the income for the project, is reduced. Parking is also reduced within the project by the width requirements of a loading dock. At least two parking spaces would be lost if the loading dock is moved back on the site. Venice is a parking impacted area, every space is critical to the area. The project design meets the spirit of the Code, while the denial of this request creates an unnecessary hardship on the applicant and the community.

By locating the loading dock in the public right of way, the applicant achieves consistency with the Code, in terms of providing a loading space for its retail use. The provision of this loading dock ensures that the project does not impact circulation in the area nor does in it impact street parking in the area.

 

2. That there are special circumstances applicable to the subject property, such as size, shape, topography, location or surroundings, that do not apply generally to other property in the same zone and vicinity.

1. That the granting of such adjustment will result in development compatible and consistent with the surrounding uses.

The building is designed with zero yard setbacks, which is typical for commercial projects and would be allowed by right in the proposed CM zone, if not for the inclusion of housing units in this mixed-use project. Even with the residential component, the proposed zero (0) foot setback at the front is allowed by right within the proposed CM zone. Side and rear yards, however, are required to comply with R3 standards. The Applicant seeks approval of a zero (0) foot setback for the side and rear yards, in lieu of six (6) and fifteen (15) foot setbacks, respectively.

The granting of the requested yard adjustments will result in development consistent with the surrounding uses. The subject site is surrounded by M1 and C2 zoned properties, with no abutting residential zone. The surrounding industrial and commercial properties are allowed to build with no required yard setbacks, and most buildings in the area are constructed without yard setbacks.

The applicant is simply requesting permission to develop the subject site in a configuration consistent with other properties in the surrounding area.

2. That the granting of such adjustment will be in conformance with the intent and purpose of the General Plan.

The General Plan will not be adversely affected by the granting of this adjustment. In fact, this project promotes many of the goals and policies of the General Plan. The project is consistent with various elements of the General Plan, including Venice Community Plan and the Housing Element, as well as the Local Coastal Plan (LCP).

Local Coastal Plan (LCP)

Policy I.B.2. of the LCP specifically encourages "mixed use residential commercial" uses in all areas designated on the Land Use Policy Map for commercial use. One of the benefits acknowledged in the LCP is that mixed use development generates less traffic and increases the potential for pedestrian activity.

Policy V.A.5. of the LCP promotes the creation and maintenance of streetscapes that "enhance pedestrian activity and contribute to a high quality of life and visual image for residents and visitors". This project will provide new development of a currently vacant site on a highly visible corner of a major intersection and will provide the perfect opportunity to implement such a streetscape, thereby enhancing the visual image of Abbot Kinney Boulevard and Venice Boulevard, which in turn will enhance the quality of life in the general area.

Venice Community Plan

Under Community Issues and Opportunities, the Venice Community Plan discusses the need for the "Preservation of residential neighborhoods and provisions of more affordable housing" (Page I-2). This project achieves both of these goals simultaneously, as it will create 22 new dwelling units without demolishing any existing units. Furthermore, in addition to generating new dwelling units on a currently vacant site, this project will also set aside ten percent of them for very low-income owners.

The project is also consistent with the following Objectives and Policies of the Venice Community Plan:

Objective 1-1: To provide for the preservation of housing stock and its expansion to meet the diverse economic and physical needs of the existing residents and projected population of the Plan area to the year 2010.

Objective 1-2: To reduce vehicular trips and congestion by developing new housing in proximity to service and facilities.

Objective 1-4: To promote the adequacy and affordability of multiple family housing and increase its accessibility to more segments of the population.

Objective 2-1: To conserve and strengthen viable commercial development in the community and to provide additional opportunities for new commercial development and services within existing commercial areas.

Objective 2-2: To enhance the identity of distinctive commercial districts and to identify pedestrian-oriented districts.

Objective 2-3: To enhance the appearance of commercial districts.

Policy 1-4.2: Ensure that new housing opportunities minimize displacement of residents.

Housing Element

The Housing Element outlines a critical lack of housing. According to the Housing Element, "Population increases in all planning areas within the West Los Angeles Subregion result in that subregion growing more than any other in the City" (Page 3-31). It indicates that the City must generate approximately 60,280 dwelling units between 1998 - 2005. This equates to approximately 8,600 units per year and approximately 400 units per year in the West Los Angeles subregion. Of these units, 47% need to be constructed for residents in the "Low and Very Low" income category. According to the report by the City Council’s Housing Crisis Task Force, Recommendations to Facilitate Housing Production (September 2000), there is a downward trend in terms of housing production (3,140 fewer units were built in 2000 than in 1999). As a result, actual housing production is nowhere close to these numbers. While this project will not eliminate the housing shortage in the City, it is consistent with the goal of the City’s Housing Element to generate more housing as it will produce 22 units, 10% of which set aside for low income residents.

Without the requested Adjustment, the overall floor area of the building would have to be reduced, thus reducing the total number of housing units to be built. This would be a result inconsistent with housing goals of the City.

General Plan Consistency

The Venice Community Plan designates the subject parcel as Limited manufacturing. The requested zone change to CM is consistent with this designation. The requested yard Adjustment does not effect the project’s consistency with the General Plan designation.

 

3. That the granting of an adjustment is in conformance with the spirit and intent of the Zoning Ordinance of the City.

Granting the requested adjustment is in conformance with the spirit and intent of the Zoning Code.

The proposed CM zone allows the ground floor retail portion to be built with zero setbacks, but would require additional step-backs, or a "wedding cake" design, for the upper residential floors of the building. This requirement is intended to protect existing adjacent traditional residential uses from the intrusion of a new building without side and rear setbacks, and to protect new residents of the proposed project from future commercial development that could be constructed without side and rear setbacks.

In the subject case, however, the site is surrounded on three sides by public streets and an alley, and the design of the building takes into account the one existing neighboring building at the westerly side of the site. The building design features an interior courtyard, bringing light and air to all units. The westerly side of the building includes stairway and elevator shafts adjacent to the existing neighboring building. One residential unit is sited along the westerly side of the building, but overlooks a one-story portion of the adjacent development. All units are designed with cross ventilation from windows in the west and east elevations.

 

4. That there are no adverse impacts from the proposed adjustment or any adverse impacts have been mitigated.

No adverse impacts will be created by granting the requested adjustment. As a 3-story mixed-use building, the ground floor retail portion is allowed to be built with zero setbacks per Code. The requested Adjustment affects only the 2^nd and 3^rd floors, which are to be developed with residential units. Many of the recent new developments include Artist in Residences units on the ground floor and above that are constructed to the property line.

The subject site is bordered on two sides by major streets, Abbot Kinney Boulevard and North Venice Boulevard. Abbot Kinney is designated as Secondary Highways and Venice Boulevard is a fully improved Scenic Highway Class II. The property is also bordered on one side by a 20’ wide alley, Irving Tabor Court. Only one neighboring property abuts to subject site. This neighboring property is developed with a driveway abutting the subject site, and with buildings at the front and rear.

The proposed project mitigates any potential adverse impacts by incorporating common areas such as trash chute, stairwell and elevator shaft adjacent to the one abutting property. In addition, there is only one residential unit located along the abutting elevation, and that unit is served by windows and cross-ventilation opening onto an interior courtyard and the 20 foot alley. These sources of light and air will be unaffected by existing or potential future development of the abutting property.

Because of the unique setting of the subject site, and the mitigation offered by the creative design of the proposed building, there will be no adverse impacts from the granting of the proposed adjustment.

5. That the site or existing improvements make strict adherence to zoning regulations impractical or infeasible.

Commercial Corner Findings

1. Describe briefly the type of use and improvement proposed. State whether new buildings are to be constructed, existing buildings are to be used or additions made to the existing buildings.

The proposed project, "Abbot Lofts," is located at 1645-1657 Abbot Kinney Boulevard, at the northeast corner of Abbot Kinney and Venice. The site is currently vacant. The proposed mixed use project is in the design stages and is expected to include 22 "for rent" residential loft units above approximately 5,000 square feet of ground floor, neighborhood serving retail space. As currently contemplated, the project will provide two affordable units at the very-low income level and 20 market rate apartments. All code required parking is anticipated to be provided on-site.

Abbot Lofts is a true mixed use project designed to embrace the gateway nature of this important site. The ground level will be programmed with retail area that can be subdivided into small spaces (approximately 1,000-1,500 sf each) that will draw retail interest to the southern portion of this eclectic street and in so doing will generate pedestrian activity to this end of Abbot Kinney. The residential loft units, located on the project’s upper floors, will be separated from the retail space. Individual units will be designed to maximize flexible living by incorporating high ceilings, natural light and a variety of unique interior spaces. A combination of private and shared open space will be provided for residents on the podium level. Project parking will be a combination of on-grade and subterranean.

2. Why does the applicant believe the location of the use in question on the particular property will be desirable to the public convenience and welfare, proper in relation to the adjacent uses or the development of the community, in harmony with the various elements and objectives of the Master Plan and will not be detrimental to the character of development in the immediate neighborhood?
   

Granting the requested project is compatible with the surrounding community and is desirable to the public convenience and welfare. The well-designed integrated project is situated on the site such that the surrounding community members are buffered from any potential impacts associated with the increased density or floor area. The community will benefit from this particular project because it generates more parking than required by Code, new housing units two of which are affordable, and substantially less traffic than the vast majority of other permitted uses on the site. The proposal is also consistent with the Master Plan.

Design

The granting of these requests permits the applicant to construct a well-designed functional mixed-use project that is sensitive to its surrounding community. By locating the increased height and floor area along the Venice frontage the potential for a "gateway" style building design is realized. It also permits the relocation of ground floor units, lost to the water table, to a third level. There is no adjacent property that is adversely impacted by the increased height located in this area.

Parking

The design of this building exceeds the Venice Specific Plan’s parking standards, which are more restrictive than the L.A.M.C. In response to the lack of parking in the area, the Plan not only imposes more restrictive parking standards than the L.A.M.C., it also includes a beach parking impact requirement. The applicant is proposing to provide all required spaces on site and choosing not to pay into a mitigation fund for spaces that are not being built. Being able to provide any spaces in excess of the Plan’s requirement demonstrates sensitivity to a community concern.

Traffic Generation

By right, the M1 could be developed with approximately 16,908 square feet of office/retail floor area or 8,404 square feet of retail floor area. A mixed-use project at this site not only limits the commercial intensification of the area it also generates less traffic than a straight commercial project. To illustrate this benefit, the project’s traffic consultant, Crain & Associates, has provided the following trip generation comparison for uses permitted in the M1 zone verse a mixed-use project over the entire site:

Use	Lot area and Floor area	Trips generated
50% Office / 50% Retail	Lot area = 16,809 SF Floor area = 16,809 FAR of 1 to 1	891 daily trips, including 44 AM peak hour trips, and 64 PM peak hour trips.
Retail	Lot area = 16,809 SF Floor Area = 8,404 FAR of .5 to 1	693 daily trips, including 18 AM peak hour trips, and 40 PM peak hour trips
Mixed Use (22 units and 5,000 SF of commercial)	Lot area = 16,809 SF Floor Area = 27,022 FAR of 1.6 to 1	600 daily trips, with 23 AM trips and 38 PM trips

 

The combination of quality architecture and the above referenced design sensitivities creates a project that is a benefit to the community. Please refer to Adjustment finding 2 and Exception finding 5 for consistency with the General Plan.

3. Describe how the proposed use and improvements are to be designed and arranged to fit into the development of adjacent property and the neighborhood.

The granting of these requests permits the applicant to construct a well-designed functional mixed-use project that is sensitive to its surrounding community. By locating the increased height and floor area along the Venice frontage the potential for a "gateway" style building design is realized and the relocation of ground floor units lost to the water table to a third level possible. There is no adjacent property that is adversely impacted by the increased height located in this area.

Consistent with the intent of the Specific Plan, the project will enhance the aesthetic of the two streets the project fronts on. Gone will be the dirt and weeds in there place will be a newly constructed "gateway" style building with its varied roof line, attractive material commination and landscaping.

Glazing

The project will include more than fifty percent glazing along all retail frontages. Unfortunately, the strict interpretation of the Code indicates that the 50% glazing is required for all ground floor non-residential portion of the project. Approximately 50% of the building fronting onto Venice contains surface parking spaces built behind the retail and below the residential. While the glazing could be added to these areas to achieve the glazing requirement, it does not make sense to provide glazing in these areas. Glazing will dominate the remaining portions of the Venice frontage so that a 33% of this entire frontage will be glass.

Landscape Setback

The applicant is requesting permission to develop a mixed-use project that is consistent with other developments in the area. The vast majority of the uses along Abbot Kinney are not setback and do not contain landscaping. While on the Venice frontage the site is buffered from the street by an approximately 15 foot right of way that has never been maintained by the City. The applicant proposes to meet the spirit of this Code Section, by incorporating that right of way in to the project design. The design will enhance the areas appearance, require the applicants to maintain the area and provide a buffer from the buildings.

The project design will enhance the sites aesthetics, while at the same time demonstrate compatibility with the surround community.

4. Are you going to develop any of the following?

	YES/NO
A drive-thru fast food establishment	No
A business open any time between 11 p.m. and 7 a.m.	No
A multi-residential use	Yes
An Amusement enterprise as enumerated in Section 12.14 A 3 of the Los Angeles Municipal Code?	No
An automobile laundry or washrack	No
A commercial swimming pool	No
The depositing of recyclable materials as set forth in Sec 12.14 A 11 of the Los Angeles Municipal Code	No

5. How many parking spaces are being provided?

Type of Space	Total by Type
Handicap	Per Code
Compact	Per Code
Standard	Per Code
Total	81 (77 Code required and 4 surplus)

 

6. What is the height? 42 feet maximum Number of stories? 3 stories
7. Why is the Project properly located in relation to adjacent uses and the development of the community?

Design

Use	Lot area and Floor area	Trips generated
50% Office / 50% Retail	Lot area = 16,809 SF Floor area = 16,809 FAR of 1 to 1	891 daily trips, including 44 AM peak hour trips, and 64 PM peak hour trips.
Retail	Lot area = 16,809 SF Floor Area = 8,404 FAR of .5 to 1	693 daily trips, including 18 AM peak hour trips, and 40 PM peak hour trips
Mixed Use (22 units and 5,000 SF of commercial)	Lot area = 16,809 SF Floor Area = 27,022 FAR of 1.6 to 1	600 daily trips, with 23 AM trips and 38 PM trips

9. Why will the Project not be materially detrimental to the character of the development in the immediate neighborhood?

Granting the request will permit the construction of a development that is consistent with the immediate neighborhood. The well-designed integrated project is situated on the site such that the surrounding community members are buffered from any potential impacts associated with the increased density or floor area. The community will benefit from this particular project because it incorporates a high quality design, increases the availability of parking in the area and generates substantially less traffic than the vast majority of other permitted uses on the site.

Design

The granting of these requests permits the applicant to construct a well-designed functional mixed-use project that is sensitive to its surrounding community. By locating the increased height and floor area along the Venice frontage the potential for a "gateway" style building design is realized. It also permits the relocation of ground floor units, lost to the water table, to a third level. There is no adjacent property that is adversely impacted by the increased height located in this area.

Parking

The design of this building exceeds the Venice Specific Plan’s parking standards, which are more restrictive than the L.A.M.C. In response to the lack of parking in the area, the Plan not only imposes more restrictive parking standards than the L.A.M.C., it also includes a beach parking impact requirement. The applicant is proposing to provide all required spaces on site and choosing not to pay into a mitigation fund for spaces that are not being built. Being able to provide any spaces in excess of the Plan’s requirement demonstrates sensitivity to a community concern.

Traffic Generation

By right, the M1 could be developed with approximately 16,908 square feet of office/retail floor area or 8,404 square feet of retail floor area. A mixed-use project at this site not only limits the commercial intensification of the area it also generates less traffic than a straight commercial project. To illustrate this benefit, the project’s traffic consultant, Crain & Associates, has provided the following trip generation comparison for uses permitted in the M1 zone verse a mixed-use project over the entire site:

Use	Lot area and Floor area	Trips generated
50% Office / 50% Retail	Lot area = 16,809 SF Floor area = 16,809 FAR of 1 to 1	891 daily trips, including 44 AM peak hour trips, and 64 PM peak hour trips.
Retail	Lot area = 16,809 SF Floor Area = 8,404 FAR of .5 to 1	693 daily trips, including 18 AM peak hour trips, and 40 PM peak hour trips
Mixed Use (22 units and 5,000 SF of commercial)	Lot area = 16,809 SF Floor Area = 27,022 FAR of 1.6 to 1	600 daily trips, with 23 AM trips and 38 PM trips

 

The combination of quality architecture and the above referenced design sensitivities creates a project that is consistent with the community’s character.

 

10. List all of the uses to be included in the development and their square footages and the percentage of the total development to be occupied by each:

Use	Square Footage	Percentage
Residential	Approximately 22,078	81%
Commercial	Approximately 4,944	19%
Total	27,078	100%

11. Describe any security measures that will be taken to prevent loitering, theft, vandalism, etc:

Secured access at point of ingress and egress will be provided. Lighting, security gates and locking doors will help secure the site from loitering, theft and vandalism. The residential component of the project will ensure that there are many eyes with a vested interest in protecting the property watching the site.

12. For drive-through fast food establishments submit plans showing points of ingress and egress, the location of speakers, driveways and queuing lanes?

Does not apply

13. For all applications the following items shall be delineated on plans in accordance with the applicable Zoning Code Section: