VISUAL RESOURCES 1. INTRODUCTION 2. EXISTING CONDITIONS. a. Visual Character

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1 IV.A VISUAL RESOURCES 1. INTRODUCTION This section addresses the potential changes in visual character that would result from implementation of the proposed Wilshire and La Brea Project. Also evaluated are the impacts of light and glare, and the impact of changes in shade and shadow patterns. 2. EXISTING CONDITIONS a. Visual Character The proposed Wilshire and La Brea Project would be located in the Wilshire Community Plan Area of Los Angeles. The visual character of the area is urban with a variety of building heights, building types, and densities. The visual character of the Miracle Mile District, which is located directly adjacent to the project site to the west, is characterized by numerous high-rise office buildings along Wilshire Boulevard. Several of these high-rise tower buildings are visible from the project site. In addition, several high-rise tower buildings along the Wilshire Corridor are also visible to the east from higher vantage points on the project site. The Miracle Mile District contains about 20 historic buildings that were built during the 1920s and 1930s. Three of the buildings are classified as City Cultural Monuments while the remaining buildings are eligible for the National Register of Historic Places. The project site is located next to two of these historic structures, the E. Clem Wilson Tower Building at Wilshire Boulevard and the Zephyr Club, located at 5209 Wilshire Boulevard. The project site is located on the southeast corner of Wilshire Boulevard and La Brea Avenue, immediately south of the Wilson Tower and the Zephyr Club. The site is presently occupied by a church and commercial strip center. The church is a three-story (plus basement) reinforced concrete building that has a flat roof and a rectangle plan that was formerly occupied by a bank. The building is an example of Late Modern expression combining aspects of Brutalism and International Style architecture. The commercial strip center is a single-story structure that was formally an automobile dealership. The building is an example of the Art Deco style of construction that is prevalent in the area. Refer to Section III, General Description of Environmental Setting, for photographs of the project site and detailed descriptions of surrounding land uses. Traveling north and south on La Brea Avenue provides views of the existing E. Clem Wilson Tower Building. Constructed in 1932, the Wilson Tower is an example of Streamline Moderne architecture. Los Angeles Department of City Planning IV.A-1 Wilshire and La Brea Project Draft EIR

2 Constructed in 1929, the Zephyr Club is an example of Art Deco architecture. Neither the Wilson Tower nor the Zephyr Club have been found eligible for listing on either the National Register of Historic Resources or California Register of Historic Resources, as discussed in detail in the Cultural Resources Technical Report. b. Off-Site Views Existing off-views of the project site are described below. Existing off-site views from each corner of the project site are depicted in Figures IV.A-1 and IV.A-2, Existing Off-Site Views. Southeast Corner of Sycamore Avenue and 8 th Street Photo 1, Figure IV.A-1 provides a southeast view from the project site at the corner of Sycamore Avenue and 8 th Street. As shown, multi-family residential uses and the streetscape dominate the foreground. No long- and/or mid-range views are visible in the distance. Northeast Corner of Wilshire Boulevard and Sycamore Avenue Photo 2, Figure IV.A-1 provides a northeast view from the project site at the corner of Wilshire Boulevard and Sycamore Avenue. As illustrated, an automobile dealership and the streetscape dominate the foreground. A commercial strip center is also partially visible to the east. Long- to mid-range views of residential and commercial development along the Wilshire Boulevard Corridor to the east of the project site are also visible. Northwest Corner of Wilshire Boulevard and La Brea Avenue Photo 1, Figure IV.A-2 provides a northwest view from the project site at the corner of Wilshire Boulevard and La Brea Avenue. As shown, the Metropolitan Transportation Authority (MTA) customer center and the intersection dominate the foreground. Mid-range views of multi-family residential and commercial office buildings are also visible along Wilshire Boulevard to the west while mid-range views of commercial retail buildings along La Brea to the north are visible to the north. Long-range views of the Hollywood Hills are also visible along La Brea Avenue to the north. Southwest Corner of La Brea Avenue and 8 th Street Photo 2, Figure IV.A-2 provides a southwest view from the project site at the corner of La Brea Avenue and 8 th Street. As illustrated, commercial-retail uses and the streetscape, including billboards, dominate the foreground. A tire store is also partially visible to the south. No long- and/or mid-range views are visible in the distance. Los Angeles Department of City Planning IV.A-2 Wilshire and La Brea Project Draft EIR

3 Photo 1: West 8th Street & Sycamore Avenue n NOT TO SCALE SOURCE: Impact Sciences, Inc. - May /07 Photo 2: Wilshire Boulevard & Sycamore Avenue FIGURE IV.A-1 Existing Off-Site Views

4 Photo 1: Wilshire Boulevard & La Brea Avenue n NOT TO SCALE SOURCE: Impact Sciences, Inc. - May /07 Photo 2: West 8th Street & La Brea Avenue FIGURE IV.A-2 Existing Off-Site Views

5 c. On-Site Views Existing views of the project site are described below. Existing on-site views from each corner of the project site are depicted in Figures IV.A-3 and IV.A-4, Existing On-Site Views. Southeast Corner of Sycamore Avenue and 8 th Street Photo 1, Figure IV.A-3, provides a view northwest across the project site from the intersection of Sycamore Avenue and 8 th Street. As shown, the parking lot behind the commercial strip center, which is surrounded by a small brick wall with iron fencing, dominates the foreground. Long- to mid-range views of the church on the project site and the Wilson Tower located at the corner of Wilshire Boulevard and La Brea Avenue are visible in the distance along with billboards located along La Brea Avenue. Northeast Corner of Wilshire Boulevard and Sycamore Avenue Photo 2, Figure IV.A-3, provides a view southwest across the project site from the intersection of Wilshire Boulevard and Sycamore Avenue. As illustrated, the church on the project site and the church parking lot, which is surrounded by a small brick wall with a hedgerow along the north side, dominate the foreground. Long- to mid-range views of billboards and signage along Wilshire Boulevard are also visible. Finally, long-range views of high-rise structures located in the heart of the Miracle Mile District to the west are also visible. Northwest Corner of Wilshire Boulevard and La Brea Avenue Photo 1, Figure IV.A-4, provides a view southeast across the project site from the intersection of Wilshire Boulevard and La Brea Avenue. As shown, the church on the project site, which is a converted bank building, and signage associated with the church dominates the foreground. A mid-range view of the commercial strip center on the project site and a billboard along La Brea Avenue are visible. A mid-rise building along Wilshire Boulevard to the east of the project site is also visible. No long-range views are visible. Southwest Corner of La Brea Avenue and 8 th Street Photo 2, Figure IV.A-4, provides a view northeast across the project site from the intersection of La Brea Avenue and 8 th Street. As illustrated, the commercial strip center on the project site along with signage and a billboard dominates the foreground. In addition, commercial establishments located to the south and to the west are also prominently featured. Long- to mid-range views of the church and E. Clem Wilson Tower Building are also visible to the north. Los Angeles Department of City Planning IV.A-5 Wilshire and La Brea Project Draft EIR

6 d. Scenic Vistas The project site is located in the Wilshire Community Plan Area of Los Angeles. As discussed above, the project site is situated on the southeastern intersection of Wilshire Boulevard and La Brea Avenue. The Scenic Highway Plan, adopted in 1978 and incorporated into the Transportation Element of the City of Los Angeles General Plan, designates Wilshire Boulevard as a scenic highway due to its nature as a highly urbanized high-rise corridor. The project would be set within the existing urban and high-rise setting of the Wilshire Boulevard Corridor. Views from the project site are of buildings and other urban features immediately surrounding the site. The grid street layout does allow for longer-distance views of tower buildings in the Miracle Mile District to the west, Wilshire Boulevard Corridor to the east, and the Hollywood Hills to the north e. Shade and Shadow Shade can adversely affect visual character if shadow-sensitive land uses are denied expected sunlight. Though all land use types benefit from solar access, residential uses are generally recognized as the most shadow sensitive, primarily because shading can eliminate passive solar heating, and thus, cause increased energy consumption. Exterior recreation spaces and other gathering places are also considered shadow-sensitive uses. The extent and direction of a shadow is dependent upon the angle of the sun, which changes throughout the day, depending on the time of day and the time of year. The sun traverses the southern sky from east to west. As a result, morning shadows are cast to the west, midday shadows are cast to the north, and afternoon shadows are cast to the east. The longest shadows are cast in the morning and evening and during the winter months. The shortest shadows are cast at midday and during the summer months. Shadows cast from the existing structures on the project site primarily shade the adjoining parking lot in the mornings and adjoining streets and sidewalks along Wilshire Boulevard and La Brea Avenue during midday and during the afternoon. Shadows are also cast by surrounding structures, particularly the taller structures in the area such as the E. Clem Wilson Tower Building. f. Nighttime Lighting The project site is located in an urban setting characterized by high levels of nighttime lighting. Nighttime lighting sources include street lighting on surrounding roadways, such as Wilshire Boulevard and La Brea Avenue; security lighting of neighboring buildings and land uses; interior nighttime lighting of commercial-retail and office buildings, residences, and other uses surrounding the project site emanating from windows; and general urban lighting. Los Angeles Department of City Planning IV.A-6 Wilshire and La Brea Project Draft EIR

7 Photo 1: West 8th Street & Sycamore Avenue n NOT TO SCALE SOURCE: Impact Sciences, Inc. - May /07 Photo 2: Wilshire Boulevard & Sycamore Avenue FIGURE IV.A-3 Existing On-Site Views

8 Photo 1: Wilshire Boulevard & La Brea Avenue n NOT TO SCALE SOURCE: Impact Sciences, Inc. - May /07 Photo 2: West 8th Street & La Brea Avenue FIGURE IV.A-4 Existing On-Site Views

9 Reflective light or glare is primarily a daytime phenomenon caused by sunlight reflecting from highly finished surfaces, such as window glass or other reflective materials, and to a lesser degree from lightly colored surfaces. Typically, the primary cause of adverse glare is buildings with exterior façades of highly reflective glass or mirror-like material that reflect the sun when it is at a low angle following sunrise and prior to sunset. Nighttime illumination of commercial buildings causes light to be cast onto surrounding uses. The existing structures on the project site do not presently create substantial glare as these buildings have either façades of concrete, stucco, non-reflective glass, or other non-reflective materials. 3. REGULATORY FRAMEWORK a. Wilshire Community Plan The Wilshire Community Plan of the City of Los Angeles General Plan includes urban design policies and guidelines to ensure that private residential, commercial, and industrial projects, as well as public spaces and rights-of-way, incorporate specific elements of good design to promote a stable and pleasant environment. 1 In commercial areas, the policies and guidelines emphasize the provision and maintenance of the visual continuity of streetscapes, and the creation of an environment that encourages both pedestrian and economic activity. The intent is to help establish identifiable neighborhoods fostered by commercial settings, which contribute to the social life and economic vitality of the Wilshire Community Plan Area. In particular, the policies and guidelines focus on site planning, pedestrian orientation, building height and design, parking structures, surface parking landscaping, light and glare, and mixed use. b. Miracle Mile Community Overlay District The Miracle Mile Community Design Overlay District (CDO) provides guidelines and standards for public and private development projects in commercially zoned areas along the Miracle Mile. The intent of the CDO is to provide guidance and direction in the design of new and rehabilitation of existing buildings and storefronts in order to improve the appearance, enhance the identity and promote the pedestrian environment of the district. 2 In particular, the guidelines and standards focus on site planning and the architectural features of new buildings, the rehabilitation of historic structures, parking, landscaping, and signage. 1 Wilshire Community Plan. City of Los Angeles Planning Department. V-2. 2 Miracle Mile Community Design Overlay District. City of Los Angeles Planning Department. 2. Los Angeles Department of City Planning IV.A-9 Wilshire and La Brea Project Draft EIR

10 4. ENVIRONMENTAL IMPACT ANALYSIS a. Significance Criteria The L.A. California Environmental Quality Act (CEQA) Thresholds Guide requires that the determination of impacts to visual resources are made on a case-by-case basis, considering the following factors: Visual Character The amount or relative proportion of existing features or elements that substantially contribute to the valued visual character or image of a neighborhood, community or localized area which would be removed, altered, or demolished. The amount of natural open space to be graded or developed. The degree to which proposed structures in natural open areas would be effectively integrated into the aesthetics of the site, through appropriate design, etc. The degree of contrast between the proposed features and existing features that represent the area s valued aesthetic image. The degree to which a proposed zone change would result in buildings that would detract from existing style or image of the area due to density, height, bulk, setback, signage, or other physical elements. The degree to which the project would contribute to the area s aesthetics value. Applicable guidelines and regulations. Scenic Vistas The nature and quality of recognized or valued views (such as natural topography; settings; man-made or natural features of visual interest and resources, such as mountains or the ocean). Whether the project affects views from a designated scenic highway, corridor or parkway. The extent of obstruction (e.g., total blockage, partial interruption or minor diminishment). The extent to which the project affects recognized views available from a length of a public roadway, bike path or trail, as opposed to a single, fixed vantage point. Shade and Shadow A project impact would normally be considered significant if shadow-sensitive uses would be shaded by project-related structures for more than 3 hours between the hours of 9:00 AM and 3:00 PM Pacific Standard Time (between late October and early April) or for more than 4 hours Los Angeles Department of City Planning IV.A-10 Wilshire and La Brea Project Draft EIR

11 between the hours of 9:00 AM and 5:00 PM Pacific Daylight Time (between early April and late October). Nighttime Lighting The change in ambient illumination levels as a result of project sources. The extent to which project lighting would spill off the project site and affect adjacent light-sensitive areas. b. Project Impacts Visual Character of the Proposed Project The proposed structure would consist of three to six levels of apartment dwellings atop an elevated base, which would be approximately 20 feet above street level at the Wilshire Boulevard end of the property and approximately 28 feet above street level at 8 th Street. In its current concept layout, the building is a series of five linearly arranged masses, four stories in height, and oriented in an east-west direction on a three-story-high base. These linear masses partially enclose landscaped courtyards between them at the third-story level, as the massings are connected at their western end with a linear mass that runs perpendicular fronting La Brea Avenue, while the eastern end of the courtyards remain open. Therefore, the building is a total of seven stories in height with continuous frontage on three of the streets upon which it faces: Wilshire Boulevard, La Brea Avenue, and 8 th Street. On the Sycamore Avenue side, the continuous frontage along the street is three stories in height, while the narrow ends of the five linear masses running east to west are set back at this third-story level, creating an alternating rhythm of solid building punctuated by landscaped courtyards. The courtyards would open to the east to take advantage of city skyline views and to provide a more articulated building face to the adjacent residential neighborhood on Sycamore Avenue. The secondary bar building would be used, together with the flats at grade, to diminish the height of the structure as it fronts Sycamore Avenue, and would provide mass, bulk, and scale that is more consistent with the residential structures located at the east side of the street. The skin of the building would be composed primarily of exterior plaster. The exterior would also feature accent materials of composite aluminum siding, decorative block or stone cladding, cement fiberboard, and perforated metal. Balcony railings would include plaster, metal shapes, and glass railing systems. The proposed building would be a horizontally oriented rectangular mass that is relatively short in height in comparison to the urban fabric that surrounds it. The building would be built out to form a relatively consistent street wall along Wilshire Boulevard, La Brea Avenue, and 8 th Street where the habitable space would be approximately 100 feet in height and the highest building element, at the corner of Wilshire Los Angeles Department of City Planning IV.A-11 Wilshire and La Brea Project Draft EIR

12 Boulevard and La Brea Avenue, would reach to approximately 130 feet in height. The three-story-high mass fronting Sycamore Avenue would be approximately 45 feet high. The proposed project would enhance the surrounding pedestrian environment by providing planters, building recesses, awnings, and other scale elements. On Sycamore Avenue, a 15-foot-wide linear park and an interpretive garden at the corner of Sycamore Avenue and 8 th Street would be available for use by both residents of the building and the neighborhood. Impacts related to visual character are considered significant for the proposed project based on The amount or relative proportion of existing features or elements that substantially contribute to the valued visual character or image of a neighborhood, community or localized area that would be removed, altered, or demolished. The proposed project involves the demolition of existing on-site structures. As determined by the Cultural Resources Technical Report prepared for the proposed project, the existing structures do not qualify as historical resources. In addition, the buildings do not substantially contribute to the valued visual character of the area as it offers no distinct or aesthetically valuable features. As such, no potential for significant impacts would occur with respect to the removal of visually valued features or elements in the project vicinity. Impacts related to visual character are considered significant for the proposed project based on The amount of natural open space to be graded or developed; and The degree to which proposed structures in natural open areas would be effectively integrated into the aesthetics of the site, through appropriate design, etc. No natural open space areas currently exist either on or in the vicinity of the project site; therefore, implementation of the proposed project would not affect natural open spaces areas in the Wilshire Community Plan Area of Los Angeles, and there is no potential for significant impacts. Impacts related to visual character are considered significant for the proposed project based on: The degree to which a proposed zone change would result in buildings that would detract from existing style or image of the area due to density, height, bulk, setback, signage or other physical elements. The proposed project site is currently zoned as [Q] C4-2-CDO along Wilshire Boulevard, C2-1 along La Brea Avenue, and [Q] C2-1 along Sycamore Avenue. As stated in Section IV.G, Land Use, implementation of the project will require that the entire site be rezoned as a [T] [Q] C4-2 zone. The C-4 zone allows up to 93 specific commercial and residential uses. Uses proposed for the Wilshire and Los Angeles Department of City Planning IV.A-12 Wilshire and La Brea Project Draft EIR

13 La Brea Project, including residential, retail, restaurant, and parking uses, are all allowed within the C4 zone. As such, there is no potential for significant impacts. Impacts related to visual character are also considered significant for the proposed project based on The degree of contrast between the proposed features and existing features that represent the area s valued aesthetic image. As discussed above, a three-story church and a single-story commercial strip center presently occupy the site. The proposed project involves the demolition of existing on-site structures. The construction of a new base structure with retail under the base and two residential structures that would sit on top of the base would replace these structures. Implementation of the project would increase the density and intensity of development on the project site. In addition, the finger building would be approximately 100 feet from street level to the top of the highest point of the roof, while the bar building would be approximately 45 feet above grade. The proposed project includes features, described below, to minimize the degree of contrast between existing and proposed development. Wilshire Boulevard and La Brea Avenue, both wide streets with high volume vehicle traffic, are characterized by commercial uses. These two commercial streets have broad sidewalks with almost no street trees, and buildings are generally constructed to the lot lines with a solid building mass and pedestrian-oriented ground floor. In this type of urban, commercial environment, the setting is typified by the relationship of buildings to each other and to the street, pedestrian access and orientation, setbacks, and views. In contrast to Wilshire Boulevard and La Brea Avenue, in particular, Sycamore Avenue displays a distinctive low-scale, residential character with relatively low traffic volume, tree-lined sidewalks separated from the street by a planting strip or parkway, and landscaped front yard setbacks. In this type of urban, residential environment, the setting is typified by the relationship of buildings to the street, sidewalk area, setbacks, and views. 8 th Street, as a minor arterial, has smaller scale development than either Wilshire Boulevard or La Brea Avenue. Much of it is still commercial, but the low-density buildings, such as the low-lying Firestone Tire and Rubber Building, provide a transition typical of that often found between areas of high-density commercial development and low-scale residential. As proposed, the massing and articulation of each of the façades respective of its location on the project site addresses its specific context. The proposed building incorporates many of the features characteristic of the commercial district in which it will be placed and makes many references to the relationship Los Angeles Department of City Planning IV.A-13 Wilshire and La Brea Project Draft EIR

14 between height and mass in adjacent historical resources. The proposed building incorporates many features of the styling of two historical resources directly across the project site, the E. Clem Wilson Building on Wilshire Boulevard, and the Firestone Tire and Rubber building on 8 th Street. Of particular importance are the northwest and southwest corners of the new building as these are both the locations of closest proximity to adjacent resources, as well as the most visible and prominent parts of the building as they are on major arterials. Therefore, the building features distinctive design elements at each of these corners that respond to their immediate settings. While design features alluding to these historical resources are given special prominence at the corners, they are also carried across the façades in a more subdued fashion so that the entire building exhibits a unity in its design. An established pattern of tall buildings with distinctive tower elements characterizes the immediate commercial surroundings, and it is at the corner of Wilshire Boulevard and La Brea Avenue that the new building would rise to its highest point. A planar vertical fin would reference the vertical decorative treatment employed on the E. Clem Wilson Building. This corner of the building also reflects bulk and massing seen on the E. Clem Wilson Building. The proposed building is several stories shorter than the tallest of the nearby historical resources, including the E. Clem Wilson Building; however, it draws upon many of the features from this historical precedent in its scale and massing. Concerning the existing residential neighborhood on Sycamore Avenue to the east, the courtyards would open to the east to take advantage of city skyline views and to provide a more articulated building face to the adjacent residential neighborhood on Sycamore Avenue. The secondary bar building would be used, together with the flats at grade, to diminish the height of the structure as it fronts Sycamore Avenue, and would provide mass, bulk, and scale that is more consistent with the residential structures located at the east side of the street. At the corner of La Brea Avenue and 8 th Street, a vertically oriented, curved corner element announces the retail space that runs the length of La Brea Avenue. This curved element breaks the otherwise continuous elevation of linear retail storefronts; it is both taller and more solid in its massing. The curved element at this corner is a contemporary interpretation of the Streamline Moderne canopy style featured at the Firestone Tire and Rubber retail store across 8 th Street from this corner of the project site. The proposed building has two very different contexts that it must address: the mixed commercial and residential areas of Wilshire Boulevard, La Brea Avenue, and 8 th Street to the north, west and south; and the residential area of Sycamore Avenue to the east. Therefore, the proposed building addresses these contexts differently. While the north, west, and south façades of the proposed building clearly address mixed-use commercial and residential areas, the east façade of the proposed building fronts the low-scale residential development of Sycamore Avenue. Therefore, to the east, the mass of the building steps down to three stories in height as it approaches buildings of a lower scale. On this façade, the four highest stories are set back from the street upon a three-story height base, and this serves to diminish the Los Angeles Department of City Planning IV.A-14 Wilshire and La Brea Project Draft EIR

15 perceived height from street level. Furthermore, rather than the building being a unified linear mass on this façade, as it is on the other three façades, it is broken up into five tower-like massings separated by landscaped courtyards above the base podium level, so that the decreased density respects the residential character of the existing neighborhood. Only the narrow ends of the seven-story high massings are visible from the street, and the solidity of each tower alternates with the openness created by each courtyard. The massing of the building is further broken down at the street level, defined by the building s three-story height. For these reasons, the degree of contrast between the proposed features and existing features would not be substantial. Therefore, potential impacts would be less than significant. Impacts related to visual character are also considered significant for the proposed project based on The degree to which the project would contribute to the area s aesthetics value. Existing buildings on the project site represent a mix of architectural styles. The church is an example of Late Modern expression combining aspects of Brutalism and International Style architecture while the commercial strip center is an example of the Art Deco style of architecture that is prevalent in the area. Furthermore, while the church building has not been substantially altered since it was originally constructed, the commercial strip center has undergone extensive alterations, thus changing its original design. For these reasons, the buildings on the project site do not substantially contribute to the aesthetic value of the area. As such, there is no potential for significant impacts. Applicable guidelines and regulations. Implementation of the proposed project would be subject to the urban design policies and guidelines outlined in the Wilshire Community Plan and guidelines and standards listed in the Miracle Mile CDO. The design, as proposed, implements these policies, guidelines, and standards through Wilshire Community Plan Maximizing pedestrian oriented retail and commercial service uses along street grade level frontages adjacent to the project site; Separating adjacent residential uses located to the east of the project site across Sycamore Avenue from the proposed project with townhouse units; Encouraging a pedestrian-only walkway between commercial uses located on Wilshire Boulevard and La Brea Avenue and the interior parking garage; Providing pedestrian-oriented ground-floor uses, and maximizing the amount of building area devoted to ground-level display windows and display cases, store front glass, doors, windows, Los Angeles Department of City Planning IV.A-15 Wilshire and La Brea Project Draft EIR

16 and other transparent elements on front façades in an effort to afford pedestrian views into the proposed retail and restaurant space; Differentiating the building frontage along Wilshire Boulevard and La Brea Avenue between the ground floor and second floor with balconies, offset planes, and other architectural details; Maximizing the application of architectural features and articulations on the proposed building façade; and Locating surface and above-grade parking within the interior of the proposed structure and locating access driveways on side streets such as Sycamore Avenue and 8 th Street. Miracle Mile Community Design Overlay District Encouraging pedestrian activity along adjacent sidewalks by orienting the proposed structure towards the intersection of Wilshire Boulevard and La Brea Avenue; Locating vehicle access and loading areas within the interior of the proposed structure, thereby minimizing potential physical and/or visual impacts on pedestrians, the flow of traffic, and/or adjacent uses; Reducing the monotony of the proposed structure through the use of varied materials; Providing a dominant Wilshire Boulevard entryway that reinforces the character of the building and adds visual interest, thus creating an inviting entrance; Designing the proposed structure to achieve consistency with the neighboring E. Clem Wilson Building though the provision of decorative horizontal roof planes and articulated tower elements that reflect the height of the cornices, setbacks, and terraces that are featured on the Wilson Tower; Promoting an active pedestrian district by incorporating attractive and functional storefronts into the proposed structure. Implementation of the proposed project would not conflict with applicable urban design policies and guidelines outlined in the Wilshire Community Plan nor would implementation of the proposed project conflict with applicable guidelines and standards listed in the Miracle Mile CDO. Therefore, there is no potential for significant impacts with respect to conflicts with applicable guidelines and regulations. Scenic Vistas Impacts related to visual character are considered significant for the proposed project based on The nature and quality of recognized or valued views (such as natural topography, settings, man-made or natural features of visual interest and resources such as mountains or the ocean); and The extent of obstruction (e.g., total blockage, partial interruption, or minor diminishment). Los Angeles Department of City Planning IV.A-16 Wilshire and La Brea Project Draft EIR

17 A description of existing on-site views was discussed above in Subsection 2, Existing Conditions. A discussion of the changes to these views resulting from project implementation is provided below. Implementation of the proposed project would block a majority of all views across the project site. However, the three-story existing church and commercial strip center already block a majority of all views across the project site, especially of the Hollywood Hills to the north. Similarly, the mass of the proposed structure would further limit these views. Current scenic views are either partially or fully obstructed from the project site. Also, the proposed project does not significantly degrade scenic views off site and residents on the upper floors of the completed project will have enhanced views. Therefore, impacts to scenic vistas associated with the proposed project are less than significant. Impacts related to visual character are considered significant for the proposed project if they would conflict with Whether the project affects views from a designated scenic highway, corridor or parkway; The project site is located in the heart of the Wilshire Boulevard Corridor. As stated previously, Wilshire Boulevard along the northern border of the project site has been designated as a Scenic Highway due to its nature as a highly urbanized high-rise corridor. Implementation of the proposed project would introduce a new base structure to the project site with two residential structures. Overall, the finger building would be a maximum of 100 feet above grade, and the bar building would be up to 44 feet above grade. Both of these residential structures would contribute to the expected urban visual characteristics of the existing Wilshire Boulevard Corridor skyline but would not obstruct a critical feature or interfere with its aesthetic character. The new residential structures would be visible from vantage points around the project site but would not obstruct, affect, or prevent views from the designated Scenic Highway. The addition of the proposed project to the Wilshire Boulevard Corridor skyline would not result in the potential for significant impacts to scenic vistas. Impacts related to scenic vistas are considered significant for the proposed project if The extent to which the project affects recognized views available from a length of a public roadway, bike path or trail, as opposed to a single, fixed vantage point. As stated above, the view of the Miracle Mile District from Wilshire Boulevard would change somewhat with implementation of the proposed project. Views along neighboring streets within the project vicinity, including along La Brea Avenue, Sycamore Avenue, and 8 th Street would also change with project Los Angeles Department of City Planning IV.A-17 Wilshire and La Brea Project Draft EIR

18 implementation. Long-range views in the area are already limited due to the dense urban setting; however, the addition of a new base building to the project site with two residential structures would change the views along neighboring streets as far as they are visible. These structures are intended, in part, to improve the visual character of the area and are consistent with surrounding land uses and the scale and massing of other nearby tower buildings. As such, no potential for significant impacts would occur. Shade and Shadow Impacts related to shade and shadows are considered significant if Shadow-sensitive uses would be shaded by project-related structures for more than 3 hours between the hours of 9:00 AM and 3:00 PM Pacific Standard Time (between late October and early April) or for more than 4 hours between the hours of 9:00 AM and 5:00 PM Pacific Daylight Time (between early April and late October). Implementation of the proposed project would change the pattern of shadow cast by the sun on adjacent properties. Construction of the proposed project would introduce a new base structure to the project site with two residential structures in locations currently occupied by a three-story church, a commercial strip center, and surface parking lot, respectively. Shadow-sensitive uses, including residences, exist in the immediate vicinity of the project site. During summer months, the sun travels in an arc farther north than during other times of the year. As such, shadows cast during the summer do not extend as far onto other adjacent properties as would occur during the winter. The angle of the sun during the winter solstice casts the longest shadows of the year, with peak shadows occurring shortly after sunrise and before sunset. Figure IV.A-5, Shade and Shadow Analysis, shows the shadows cast in the vicinity of the project site. Morning shadow patterns would extend to the west and northwest of the project. The maximum shadow lengths would occur at the winter solstice. On that day, the project would cast shadows of approximately 440 feet. Early morning shadows would fall across properties on the northwest side in both the winter and autumn. Noon shadows would be cast on properties to the north in both the winter and autumn. Afternoon shadows cast by the project would extend to the northeast in the winter and autumn. Overall, the shadows cast onto adjacent properties would not create a significant impact because the shadows cast from the proposed structure would not be cast upon shadow-sensitive uses to the east. Therefore, no potential for significant impacts would occur with respect to shadowing and shading-sensitive uses. Los Angeles Department of City Planning IV.A-18 Wilshire and La Brea Project Draft EIR

19 n Solstice Jun. 09:00 Solstice Jun. 12:00 Solstice Jun. 15:00 Equinox Mar. 09:00 Equinox Mar. 12:00 Equinox Mar. 15:00 Solstice Dec. 09:00 Solstice Dec. 12:00 Solstice Dec. 15:00 SOURCE: Thomas P. Cox Architects, Inc. - May 2008 FIGURE IV.A-5 Shade and Shadow Analysis /08

20 Nighttime Lighting Impacts related to nighttime lighting are considered significant for the project if The change in ambient illumination levels is significant as a result of project sources. New light sources introduced from the proposed project would include lighting associated with the approximately 1 00-foot-high finger residential structure and the approximately 40-foot-high bar residential structure. The existing nighttime lighting associated with project site would be replaced with lighting from these new structures, which would increase the level of light on the site from current levels, due to the higher intensity nature of the proposed project. The lighting proposed by the proposed project would be limited to the amount required to safely light driveways, sidewalks, and public space areas within the project. In addition, landscape lighting would be utilized to accentuate landscape features. All outdoor lighting would be oriented and focused onto the specific on-site location intended for illumination, such as driveways, walkways, interior courtyard areas, and public areas, and directed away from adjacent properties and public rights-of-way to avoid any light or glare impacts from lighting fixtures included in the project. Given the above, the new lighting established on the site would not result in substantial increases in light or glare that would affect any light-sensitive uses on or near the site. The driveways into the proposed parking garage would also be located and oriented in a manner that would not result in headlights from vehicles entering or exiting these parking areas directly lighting any sensitive uses. No substantial light or glare impacts from vehicles entering and exiting the proposed parking garage would occur as result of the project design. Direct and indirect lighting would also be used for signage to be placed on site and on building façades. Signage lighting would be focused onto sign surfaces and would generally be of low to medium brightness. All proposed signage and associated lighting would be subject to signage regulations included in the Los Angeles Municipal Code. Lighting associated with signs would not, therefore, result in substantial light or glare impacts. Therefore, implementation of the proposed project would not significantly change ambient illumination levels, and no potential for significant impacts would occur. Los Angeles Department of City Planning IV.A-20 Wilshire and La Brea Project Draft EIR

21 Impacts related to visual character are considered significant for the proposed project based on The extent to which project lighting would spill off the project site and affect adjacent light-sensitive areas. The use of security lighting during project construction will be limited to only those locations on the construction site requiring illumination. All security lights will be properly shielded and projected downwards during construction such that light is directed onto the project site only. For these reasons, impacts related to nighttime lighting would be less than significant and no mitigation measures are required. As discussed above, project lighting would include exterior nighttime security lighting and interior lighting associated with the residential, retail, restaurant, and parking uses. Lighting would be directed and aimed at on-site areas of the property, building entry points, driveways, interior courtyards, and sidewalks surrounding the project site. Light-sensitive uses are located immediately adjacent to the east and south of the project site. While security lighting already exists on the project site and the area surrounding is urban in nature, the project may have the potential to generate lighting that could spill off the project site and adversely impact adjacent light-sensitive uses. However, the impact would be reduced to a less than significant level with implementation of mitigation measure MM-VR-1, listed below on page IV.A-24. c. Cumulative Impacts Cumulative impacts could occur if two or more individual effects which, when considered together, are considerable or which compound or increase other environmental impacts. Aesthetic impacts could be compounded if the proposed project, either on its own contributes, or in combination with other projects in the surrounding vicinity, degrades the visual quality and character of the project area. The proposed project, in combination with the list of related projects identified in Section III, General Description of Environmental Setting, does have the potential to alter the visual character of the Wilshire Community Plan Area, especially the Miracle Mile District, although not to a level considered to be significant. This impact is not considered significant because the northern residential structure of the proposed project is respectful of the height and architectural style of the Clem Wilson Tower to the north. In addition, the massing of the northern residential structure also reflects the height of the cornices, setbacks, and terraces that are featured on the Wilson Tower. Similar to the proposed project, the related projects are visually compatible with the planned land uses and densities in the various land use plans governing the development of the Wilshire Community Plan Area, in particular development within the Miracle Mile District. Therefore, no cumulatively considerable visual resource impacts are anticipated through implementation of the proposed project in combination with the identified related projects. Los Angeles Department of City Planning IV.A-21 Wilshire and La Brea Project Draft EIR

22 Visual Character The visual character of the Wilshire Community Plan Area is urban with a variety of building heights, building types, and densities. The visual character of the Miracle Mile District, which is located directly adjacent to the project site to the west, is also characterized by numerous high-rise office buildings along Wilshire Boulevard. Several of these high-rise tower buildings are visible from the project site. In addition, high-rise tower buildings along the Wilshire Corridor are also visible to the east from higher on-site vantage points. Construction of the proposed project, in combination with the identified related projects, would increase the density of land uses and general height of buildings in the Wilshire Community Plan Area, as several of the projects would be high-rise structures. Without detailed design proposals for each of the related projects, it is difficult to determine exactly how the visual character of the area would be altered. However, increasing the height and density of buildings in the Wilshire Community Plan Area is consistent with the growth and development planned for within the Wilshire Community Plan. All proposed projects would be subject to design review by the City of Los Angeles to assure that each is compliant with all relevant City policies. Thus, no cumulatively considerable impacts to visual character would occur through implementation of the proposed project in combination with related projects. Impacts are considered less than significant. Scenic Vistas The proposed project site and sites corresponding with the identified related projects list are located throughout the Wilshire Community Plan Area of Los Angeles and the Miracle Mile District. The Scenic Highway Plan (adopted in 1978 and incorporated into the Transportation Element of the City of Los Angeles General Plan,) designates Wilshire Boulevard as a Scenic Highway due to its nature as a highly urbanized high-rise corridor. Implementation of the proposed project and related projects would introduce new high-rise and mid-rise buildings in the Wilshire Community Plan Area and Miracle Mile District that would contribute to the expected visual characteristics of the Wilshire Boulevard Corridor skyline. It is unknown how tall each of the structures proposed for the related projects would be and, therefore, difficult to determine exactly how the Los Angeles skyline would be modified. However, given the types of developments proposed for each of the related projects, it is likely that several additional mid- and high-rise structures would be constructed along the Wilshire Boulevard Corridor in the Wilshire Community Plan Area as the related projects are implemented. Each of the related projects would be subject to design review by the City of Los Angeles to assure that the visual character of the skyline is maintained from all distant vantage points, including along the Wilshire Boulevard Corridor. Los Angeles Department of City Planning IV.A-22 Wilshire and La Brea Project Draft EIR

23 As such, the proposed project in conjunction with the identified related projects would not result in a cumulatively considerable impact on the Wilshire Boulevard Corridor skyline as a scenic vista. Shade and Shadow Implementation of the proposed project in combination with the identified related projects would change the pattern of shadow cast by the sun on the properties throughout the Wilshire Community Plan Area. During summer months, the sun travels in an arc farther north than during other times of the year. As such, shadows cast during the summer do not extend as far onto other adjacent properties as would occur during the winter. The angle of the sun during the winter solstice casts the longest shadows of the year, with peak shadows occurring shortly after sunrise and before sunset. Therefore, throughout each day, shadows would be cast in the vicinity of the proposed and related mid-rise and high-rise projects. Morning shadow patterns would extend to the west and northwest of each project site. The maximum shadow lengths would occur at the winter solstice. Noon shadows would be cast on properties to the northwest in the winter and properties to the west in the autumn. Afternoon shadows cast by each mid-rise and high-rise residential structure would extend to the northeast in the winter and autumn. In the general vicinity of the proposed and related projects, shadows are already cast onto adjacent properties from the neighboring mid-rise and high-rise structures. While construction of the additional proposed mid-rise and high-rise structures would generate additional shadows and shading in the Wilshire Community Plan Area, the additional shadows are not expected to create a significant cumulative impact upon shadow sensitive uses in the plan area because the shadows cast by the new structures would primarily overlap with shadows cast by current structures. As such, a cumulatively considerable impact relating to shade and shadows would not occur. Impacts are considered less than significant. Nighttime Lighting Each of the proposed sites corresponding to the related projects listed in Section III, Environmental Setting, is currently located in a dense urban environment and is a source of nighttime light in the area. Implementation of the proposed project, along with the related projects in the area, would result in higher density and, generally, an increase in the amount of lighting present on each site and in the Wilshire Community Plan Area. New light sources introduced from the proposed project in combination with the identified related projects would include additional nighttime security lighting on each project site, street lighting, and lighting in open spaces between buildings. In addition to the exterior groundlevel nighttime security lighting at each project site, interior lighting associated with the proposed uses would provide an additional source of nighttime illumination from each project site. Each project would Los Angeles Department of City Planning IV.A-23 Wilshire and La Brea Project Draft EIR