II. Project Description

Transcription

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2 1. Introduction Sunset Bronson Entertainment Properties, LLC, the Project Applicant, is proposing the Project (Proposed Project) located at 5800 Sunset Boulevard in the Hollywood Community of the (City). The Proposed Project would provide new studio/media-related office and office production uses within a 4.36-acre portion of the existing Sunset Bronson Studios (SBS) campus (Project Site). The approximately acre SBS media and entertainment campus serves as a multi-use property, including production, post-production, and support facilities. The 4.36-acre Project Site is currently developed with an asphalt-paved surface parking lot providing approximately 466 parking spaces, three studio-related ancillary buildings, two structural additions to the Executive Office Building (EOB), and several ancillary structures (e.g., satellite dishes and emergency generators), occupying a total of 14,499 square feet of building area. The Proposed Project proposes to remove the existing surface parking lot, ancillary buildings and structures, and two structural additions to the EOB, and construct in their place a 13-story office building and a five-story production office building, both of which would be supported by a seven-story parking structure with two levels of subterranean parking. The Proposed Project would also include a replacement guard station along Van Ness Avenue, an outdoor seating area and café adjacent to the proposed production office building, and landscaping. These improvements would include approximately 391,018 square feet of net new building area. The Proposed Project would also create a landscaped area at the Van Ness Avenue entrance to the Project Site (Van Ness Gate) to enhance the arrival area of the SBS campus and another 60-foot long landscaped setback area along Sunset Boulevard, in front of the proposed 13-story office building, which would be designed to enhance the pedestrian environment of the Project Site. In addition, the Proposed Project would provide an outdoor seating area with landscaping immediately adjacent to the proposed five-story production office building. Page II-1

3 2. Project Location and Setting a. Project Location The Proposed Project encompasses approximately 4.36 acres at the intersection of Sunset Boulevard and Van Ness Avenue, in the northeast portion of the approximately acre SBS campus, as well as one non-contiguous area of the campus at the southeast corner of Sunset Boulevard and Bronson Avenue. As shown in Figure II-1 on page II-3, the Project Site is located within the Hollywood Community Plan (the Community Plan) Area of the, approximately five miles northwest of downtown Los Angeles and approximately 12 miles east of the Pacific Ocean. The Project Site is irregular in shape and is generally bounded by Sunset Boulevard to the north, Van Ness Avenue to the east, and the SBS campus to the south and west. The overall SBS campus is bounded by Sunset Boulevard to the north, Van Ness Avenue to the east, Joseph Le Conte Middle School to the south, and Bronson Avenue to the west. b. Surrounding Uses As shown in Figure II-2 on page II-4, the Project Site is located in an urbanized area that is developed with a diverse mix of land uses. In general, the major arterials in the vicinity of the Project Site, including Sunset Boulevard, Hollywood Boulevard, Santa Monica Boulevard, Western Avenue, and Vine Street are lined with commercial, industrial, and some residential uses, with residential neighborhoods interspersed between the major arterials. As shown in Figure II-2, land uses in the immediate Project area include a mix of light industrial, commercial, residential, and educational uses with associated parking. As mentioned above, the Project Site is a part of the overall SBS campus, and studio facilities are located immediately adjacent to the south and west side of the Project Site. Land uses to the north, across Sunset Boulevard, are commercial and residential in nature and include surface parking lots, a Mobil gas station, the three-story St. Moritz hotel building with lower level retail and a bar, the Metropolitan Residential Tower and three-story walkup office structure, and a Midas auto repair and service center. Land uses to the east, across Van Ness Avenue, consist of the Los Angeles Unified School District (LAUSD) Helen Bernstein High School campus, with the Hollywood Freeway (US-101 Freeway) located further to the east. Land uses to the south consist of the LAUSD Joseph Le Conte Middle School campus, followed by residential development. Land uses to the west, across Bronson Avenue, include single- and multi-family residential developments, with Page II-2

4 5 San Gab riel Simi Valley 118 Chatsworth Encino LOSS FELIZ FELLLIZ Glendale Hollywood FRANKLIN AVE Pasadena S a n ta M o n i c a M t n s. Malibu LVD ELIZ B LOS F tains PROJECT SITE Woodland Hills 405 Van Nuys Agoura Hills Moun 5 10 Santa Monica Los Angeles VD LVD BLVD L HOLLYWOOD Manhattan Beach Redondo Beach Torrance San Pedro THAI HA TOWN OW HHOLLYWOOD OLLYWOOD L O 91 1 Carson 1 Long Beach N GOWER ST NOT TO SCALE 170 SUNSET BLVD Not a Part BRONSON AVE 101 R EN A L TT E AARMENIA LITTLE SANTA MONICA BLVD SANTA MONICA BLVD 2 WILTON PL HIGHLAND AVE LA BREA AVE LEGEND Project Site MELROSE AVE Sunset Bronson Studios Campus Figure II-1 Regional Project Location Map N 0 Source: Thomas Bros. Maps, 2009; Matrix Environmental, Approximate Scale in Feet Page II

5 WILTON PL LEGEND Project Site VAN NESS AVE HAROLD WAY Not a Part LA MIRADA AVE N Sunset Bronson Studios Campus Approximate Scale in Feet Sunset Bronson Studios Figure II-2 Aerial Photograph 500 BRONSON AVE SUNSET BLVD TAMARIND AVE GORDON ST GOWER ST FOUNTAIN AVE Source: Google Earth Maps, 2010; Matrix Environmental, 2013.

6 commercial land uses located adjacent to the south side of Sunset Boulevard. Properties directly north, fronting Sunset Boulevard, are designated Commercial; the Helen Bernstein High School property directly east of the Project Site and the Joseph Le Conte Middle School property, directly south of the Project Site, are designated for Public Facilities; and the commercial, restaurant, and residential uses directly west are designated Industrial and Multiple Family Residential land uses by the Hollywood Community Plan. 3. Background and Existing Project Site Conditions a. Background and Existing Uses The Project Site has been developed with studio-related uses since approximately 1920, when Warner Brothers Studios established their executive office building and several soundstages on what has become the current SBS campus. Warner Brothers Studios owned the campus until 1954, when the lot was purchased by Paramount Pictures as an annex for their main studio on Melrose Avenue and was renamed the Paramount Sunset Studio. At this time, the lot was extensively renovated and transformed into a television production facility. In addition, in 1957, Paramount Pictures moved its television station, KTLA, onto the lot. Then in 1964, Golden West Broadcasting Corporation, which was owned by Gene Autry, purchased the KTLA television station and the studio lot from Paramount Pictures. During this period, an addition was constructed on the east side of the EOB. This addition was the location of Autry s office and private dining room. In 1982, Golden West Broadcasting sold KTLA television and the lot to Kohlberg, Kravis, Roberts and Company. In 1985, KTLA and the studio lot were bought by the Chicago Tribune Company and since 2008, the property has been owned by Sunset Bronson Entertainment Properties LLC, a wholly owned subsidiary of Hudson Pacific Properties, Inc. Several of the studio buildings constructed since 1920 are still present, including the EOB fronting Sunset Boulevard. Existing development on the overall SBS campus includes approximately 297,729 square feet of building area, including approximately 137,457 square feet of office uses, 144,861 square feet of sound stages, and 15,411 square feet of support uses. As shown in the existing site plan provided in Figure II-3 on page II-6, the Project Site is currently developed with an asphalt-paved surface parking lot providing approximately 466 parking spaces, three studio-related buildings, two structural additions to the EOB, and several ancillary structures, occupying a total of 14,499 square feet of building area. The studio-related buildings include a 293-square-foot guard station located at the Van Ness Gate, a 7,259-square-foot scenic shop located in the southern half of the Project Site, and a 77-square-foot restroom building located near the center of the Project Site. Page II-5

7 (E) KTLA TOWER Existing Site (E) GENE AUTRY WING (VACATED) Total Site Area 459,702 Square Feet Acres Site Coverage 136,652 Square Feet (Building F 29% of Site Open Space / Unbuilt Area 323,050 Square Feet 71% of Site Existing Building Area Not a Part Floor Area* Office 137,457 SF Support 15,411 SF Sound Stage 144,861 SF TOTAL 297,729 SF 0.65 Floor Area Ratio (FAR) Excess Floor Area LEGEND 1.5 Allowed FAR 689,553 Allowed Floor Area Project 391,824 Site Excess Boundary Allowable Floor Sunset Bronson Studios Campus Source: Gensler, February Sunset Bronson Studios N Approximate Scale in Feet 200 Feet Figure II-3 Existing Site Plan * Based on L.A. Zoning Code 12.03: Document No. P/BC 200 SUNSET BRONSON STUDIOS Hudson Capitol LLC Hollywood, CA Site Plan - Existing

8 On the western periphery of the Project Site is the approximately 4,757-square-foot, two-story addition to the EOB known as the Gene Autry Wing. The Gene Autry Wing was constructed in 1964 as a structural addition to the east side of the EOB. In addition to the area in and around the surface parking lot, the Project Site includes one non-contiguous area of the campus at the southeast corner of Sunset Boulevard and Bronson Avenue, immediately in front of the EOB. This area contains a 2,113-square-foot, one-story addition to the north side of the EOB. This addition is currently used as office space. The ancillary structures located on the Project Site include several satellite dishes and emergency generators, located at the southwest portion of the Project Site, and the KTLA Tower, located at the northwest corner of the Project Site. The four-legged, steel-skeleton KTLA Tower is approximately 160 feet tall and has the letters KTLA and the number 5 attached vertically to all four sides. Two electronic message boards are attached to the lower sides of the KTLA Tower. Table II-1 on page II-8 provides a floor area breakdown of the existing on-site structures. The Project Site also contains limited to sparse landscaping in the form of nonnative/non-protected trees, hedges, and shrubs throughout the parking area, along the adjacent roadways, and around some building perimeters. The Project Site is currently fenced off, with access limited to the tenants and their guests. The Project Site is generally flat, with a topography that slopes very gently down to the south, with a difference of approximately 20 feet between the northern and southern ends of the Project Site. b. Access and Circulation The Project Site may be accessed via several regional freeways and local surface streets. Specifically, the Project Site is located approximately 0.1 mile west of the US-101 Freeway and is locally accessible via Sunset Boulevard to the north, Van Ness Avenue to the east, Santa Monica Boulevard to the south, and Bronson Avenue to the West. Sunset Boulevard provides the primary east/west access to the Project Site. Sunset Boulevard also provides direct access to the US-101 Freeway. Bronson Avenue and Van Ness Avenue provide primary north/south access to the overall SBS campus as well as the Project Site. Santa Monica Boulevard, which intersects with Bronson Avenue and Van Ness Avenue, also provides access to the Project Site from the south. Hollywood Boulevard, which also intersects with Bronson Avenue and Van Ness Avenue, provides access to the Project Site from the north. Vehicular access to the SBS campus is currently provided at the following three locations: the Van Ness Gate located along Van Ness Avenue; the Bronson Gate located along Bronson Avenue; and a service-only driveway located along the vacated Fernwood Avenue roadway. The Van Ness Gate provides the primary vehicular access to Page II-7

9 Table II-1 Existing Buildings on the Project Site Building Total Building/Use (sf) Guard Station 293 Scenic Shop 7,259 Restroom 77 Gene Autry Wing 4,757 North side addition of the EOB 2,113 Total Existing 14,499 Source: Matrix Environmental based on data from Gensler, the Project Site. However, vehicular access as well as service vehicle access to the overall SBS campus and the Project Site is also provided via the Bronson Gate. Occasionally, service vehicles also access the SBS campus via the vacated Fernwood Avenue driveway. The Project Site, which is located along a major transit corridor, Sunset Boulevard, is also well-served by several local and regional transit lines operated by the Los Angeles County Metropolitan Authority (Metro) and the Los Angeles Department of Transportation (LADOT). Metro operates the No. 2/302 Line, which travels from downtown Los Angeles to the Pacific Palisades via Sunset Boulevard. Stops in the Proposed Project vicinity include those at Sunset Boulevard s intersection with Bronson and Van Ness Avenues. In the Proposed Project vicinity, LADOT operates the Hollywood DASH Line, which serves the Hollywood area and also maintains stops at Sunset Boulevard s intersection with Bronson and Van Ness Avenues. c. Parking Currently, parking for the Project Site uses and the overall SBS campus is provided primarily via the surface parking lot which comprises the majority of the Project Site. Two off-site parking facilities hereafter referred to as Producers Lot A and Producers Lot D are used for overflow parking. The surface parking lot within the Project Site provides a total of 466 parking spaces. Producers Lot A, located on the northwest corner of the Bronson Avenue and Sunset Boulevard intersection, provides 204 parking spaces. Producers Lot D, located on the west side of Bronson Avenue, opposite the SBS campus Bronson Gate, provides 53 parking spaces. Thus, a total of 723 parking spaces are currently available for the SBS campus. Page II-8

10 d. Land Use and Zoning The Project Site is located within the Hollywood Community Plan Area, the Hollywood Redevelopment Plan Area, a Los Angeles State Enterprise Zone, and an Adaptive Reuse Incentive Area. In addition, the Project Site is part of the Sunset and Vine Business Improvement District. The Project Site is designated for Limited Manufacturing land uses pursuant to the City s General Plan Framework and the Hollywood Community Plan. In addition, per the Los Angeles Municipal Code (LAMC), the Project Site is zoned M1-1. The M1 (Limited Industrial) zone permits any use permitted in the MR1(Restricted Industrial) zone provided that all regulations of the zone are complied with, except that front yard setbacks are not required) and any enclosed use permitted in the C2 (Commercial) zone. Example land uses permitted in the M1 zone include media products, machine shops, wireless telecommunications, and limited commercial and manufacturing uses. The 1 component of the Project Site s zoning designation indicates the Project Site is located in Height District 1, which permits a maximum floor area ratio (FAR) of 1.5:1, with no limit on building height. As discussed above, the Proposed Project would provide new studio/media-related office and office production uses within the existing SBS campus. The overall SBS campus is approximately 459,467 square feet in size (approximately acres) and currently contains approximately 297,729 square feet of enclosed floor area. Under the current M1-1 zoning of the SBS campus, approximately 689,200 square feet of enclosed floor area is permitted on the SBS campus based on a FAR of 1.5:1. Moreover, while the Project Site is not located within a designated City Historic Preservation Overlay Zone, the overall SBS campus is listed on the Los Angeles Historical-Cultural Monument (HCM) Listing database as HCM No. 180, Site of the Filming of the First Talking Film, The Jazz Singer. Further, the EOB is listed on the National Register of Historic Places (NRHP). On December 29, 2011, the California Supreme Court issued its decision in the California Redevelopment Association v. Matosantos case. The decision upheld the recently enacted state law, ABX1 26, dissolving all California redevelopment agencies, including the CRA/LA. The dissolution of the agencies became effective February 1, ABX1 26, however, did not dissolve the redevelopment plans. Therefore, the Hollywood Redevelopment Plan and its requirements for development are still in effect. The City declined to be the successor agency to the CRA/LA and so a Designated Local Authority (DLA) was formed and the Governor appointed its three member board. The DLA is currently tasked with implementing and enforcing the requirements of the Hollywood Redevelopment Plan, but there are active negotiations between the City and the DLA regarding transferring those rights and responsibilities to the City Planning Department. Given the uncertainty regarding the implementation of the land use policies in the Hollywood Redevelopment Plan, this Draft EIR will set forth the Proposed Project's consistency with CRA/LA plans and design district guidelines, and assume their applicability until action from the City and/or DLA makes the Hollywood Redevelopment Plan no longer applicable to the Project Site. Page II-9

11 4. Project Objectives Section 15124(b) of the California Environmental Quality Act (CEQA) Guidelines states that the project description shall contain a statement of the objectives sought by the proposed project. In addition, Section 15124(b) of the CEQA Guidelines further states the statement of objectives should include the underlying purpose of the project. The underlying purpose of the Proposed Project is to maintain the SBS tradition of providing television, video and motion picture production facilities, while supporting the evolving needs of the entertainment industry for enhanced post-production facilities, compatible office space, and other studio-related facilities. As set forth by the CEQA Guidelines, the Proposed Project s specific objectives are provided below. Maintain and enhance the Project Site s role in the entertainment industry and contribute to the preservation of Hollywood as the international focus for the movie, television, media and entertainment industry by developing new studio/ media-related office and office production uses within an underutilized site; Create a secure campus environment where media and entertainment related uses are consolidated with production, post-production, and administrative offices in order to maximize creativity and productivity; Provide office buildings and associated parking facilities that complement and enhance the Hollywood Community Plan Area and Hollywood Community Redevelopment Plan Area, and implement good planning principles by constructing office and studio-support uses along a major arterial and transit corridor; Respect and restore identified historic uses on the Project Site and in the Hollywood Community Redevelopment Plan Area through preservation that integrates with new development components while enhancing the functionality of the Project Site; Develop the Project Site with modern design elements including building planes, heights, and massing consistent with an urbanized area and the operational needs of a vibrant studio facility; Improve the aesthetic environment of the Sunset Boulevard street corridor through the addition of a landscaped setback between Sunset Boulevard and the proposed office building; and Maximize opportunities for the local and regional economy by constructing an economically viable project that creates construction job opportunities, offers a wide range of jobs serving the media and entertainment industry, and attracts commercial tenants to the Proposed Project. Page II-10

12 5. Description of Proposed Project a. Overview of the Proposed Development The Proposed Project involves the development of a 13-story office building and five-story production office building, supported by a proposed seven-story parking structure that would include two levels of subterranean parking. These improvements would be developed within an approximately 4.36-acre portion of the acre SBS campus, which includes an existing surface parking lot currently providing 466 parking spaces, three ancillary studio-related buildings, several ancillary structures, and two structural additions to the EOB. As shown in Table II-2 on page II-12, when accounting for the existing on-site uses to be removed, the Proposed Project would result in the addition of approximately 391,018 square feet of net new building area within the Project Site. The 13-story office building would be designed to provide approximately 314,495 square feet of building area, while the five-story production office building would be designed to provide approximately 90,304 square feet of building area. In addition, the seven-story parking structure would be designed to provide approximately 1,635 parking spaces. The Proposed Project would also include a replacement guard station along Van Ness Avenue, an outdoor seating area and café adjacent to the proposed production office building, and landscaping. The following describes in greater detail each of the Proposed Project s key features. (1) Office Building As shown in the Conceptual Site Plan provided in Figure II-4 on page II-13, the proposed 13-story office building is anticipated to be located within the northeast corner of the Project Site. The top floor of the 13-story office building would reach a building height of approximately 200 feet. The office building would be of a contemporary design that would feature a distinctive glass and concrete panel façade. This façade would use energy efficient glass to bring natural light into the building, as well as to reduce energy demands and reduce glare. The energy efficient glass would be a part of the Proposed Project s energy-efficient design, which would target LEED Silver certification. The office building would include approximately 314,495 square feet of building area, and each of the office building s 13 floors would be designed to provide approximately 25,000 square feet of flexible, column-free leasable space. The penthouse floor would offer additional ceiling height and access to exterior terraces. Pedestrian access to the office building would be provided through a pedestrian-friendly landscaped plaza entrance on Van Ness Avenue. One level of subterranean parking would be provided below the office building. Page II-11

13 Table II-2 Project Development Summary Table Land Use Existing Development on Project Site Office EOB Gene Autry Wing EOB Northern Addition Subtotal Support Scenic Shop Guard Station Restroom Subtotal Total Parking Parking Spaces Total Proposed Development on Project Site Office Office Building Production Office Subtotal Support Replacement Guard Station Support Building within Parking Structure Subtotal Total Existing Development to be Removed Net New Development Parking Parking Structure Underground Parking in Proposed Office Building Parking Spaces Total Existing Parking Spaces to be Removed Net Parking Spaces Total Building Area 4,757 sf 2,113 sf 6,870 sf 7,259 sf 293 sf 77 sf 7,629 sf 14,499 sf 466 spaces 314,495 sf 90,304 sf 404,799 sf 136 sf 582 sf 718 sf 405,517 sf (14,499 sf) 391,018 sf 1,635 spaces 100 spaces 1,735 spaces (401 spaces) 1,399 spaces a sf = square feet a Includes the net new 1,334 (1, ) parking spaces to be provided by the Proposed Project, plus the 65 existing surface parking spaces that would remain. Source: Matrix Environmental based on data from Gensler, Page II-12

14 T Proposed Building Area* Office Tower 13 Stories Offic e Production Office 5 Stories Office Parking Structure Supp Guardhouse 1 Story Supp (VACATED) Proposed Parking Office Tower Parking Structure 1 Below Grade 7 Above, 2 Below G T Not a Part Adjusted Floor Area Office 535,386 SF Support 8,500 SF Sound Stage 144,861 SF TOTAL 688,747 SF 1.5 Floor Area Ratio (FAR) Adjusted Excess Floor Area 1.5 Allowed FAR 689,553 Allowed Floor Area 806 Excess Allowable Floor Ar e LEGEND Project Site Boundary Sunset Bronson Studios Campus Source: Gensler, February Project Boundary Property Sunset Bronson Line Studios N Approximate Scale in Feet 200 Feet Figure II-4 Conceptual Project Development Plan * Based on L.A. Zoning Code 12.03: Document No. P/BC 2 0 SUNSET BRONSON STUDIOS Hudson Capitol LLC Hollywood, CA Site Plan - Proposed Development

15 (2) Production Office Building As shown in the Conceptual Site Plan provided in Figure II-4 on page II-13, the five-story production office building is anticipated to be located near the center of the Project Site. The production office building would have a maximum building height of approximately 73 feet. The production office building would be located immediately adjacent to the west side of the proposed parking structure, creating the visual appearance of a single building with a production office component and a parking component. The proposed production office building would be positioned to take advantage of its location in the heart of the SBS campus, situated centrally to the SBS existing 10 active production stages. The production office building would include approximately 90,304 square feet of enclosed interior space and would be designed to offer highly flexible, easily sub-divisible production office space. The proposed production office building would wrap a partially enclosed outdoor courtyard space that would include a fabrication shop and access to a ground-level café with outdoor seating. The proposed production office building would incorporate sustainable features into its design as part of the Project s targeted LEED Silver certification, including operable windows and access to outdoor space and natural light. (3) Parking Structure As shown in the Conceptual Site Plan provided in Figure II-4, the proposed sevenstory parking structure is anticipated to be located within the southern portion of the Project Site along Van Ness Avenue. As mentioned above, the parking structure would be located immediately adjacent to the east side of the proposed production office building, creating the visual appearance of a single building with a production office component and a parking component. The proposed parking structure would include two levels of subterranean parking and would be connected to the proposed office tower through an underground driveway and passageway. Access to the proposed parking structure would be provided through an entrance internal to the Project Site, immediately inside the Van Ness Gate as well as from a proposed driveway along Van Ness Avenue that would provide direct access to the parking structure. b. Design Standards (1) Historic Sensitivity and Rehabilitation of Existing Buildings and Structures As mentioned above, the EOB, which is immediately adjacent to the Project Site within the SBS campus and fronts Sunset Boulevard, is currently listed on the National Register of Historic Places for its association with the Warner Brothers. The Proposed Page II-14

16 Project would remove the Gene Autry Wing and the northern addition to the EOB. Both the Gene Autry Wing and the northern addition were added to the EOB after its initial construction in and after its recognized period of historic significance ( ). The northern addition was added in the 1940s, while the two-story Gene Autry Wing was added in The Proposed Project would be designed to complement and improve the sightlines to the EOB. For instance, by removing the EOB s Gene Autry Wing and northern addition that were subsequently added to the original EOB over time, the Proposed Project seeks to restore the original façade of the EOB. In addition, the proposed office building would be set back from Sunset Boulevard and landscaping would be kept low to enhance views of the historic façade. To further complement the existing EOB, the proposed office building would feature a soffit (decorative molding) on the building s third floor that would align with the eave line of the EOB, establishing a scale relationship between the buildings. Further, the proposed office building would feature landscaping and decorative architectural features (e.g., free-standing columns atop decorative bases) along the Sunset Boulevard street frontage, to mimic the design and cadence of the historic colonnade and masonry fence line found along Sunset Boulevard. The glazed storefront used on the first floor of the proposed office building would be recessed along Sunset Boulevard to allow the detailed, articulated façade of the EOB to be visually prominent. Lastly, as shown in Figure II-4 on page II-13, the KTLA Tower, currently on the Van Ness Avenue corner, would be relocated in front of the west wing of the EOB, to its original on-site location. The Proposed Project would visually restore the EOB and the KTLA Tower to be more consistent with their original architectural design elements. The functionality of the rehabilitated structures would remain in their current capacity, with the EOB continuing to be used for office space and the KTLA Tower continuing to serve as an ornamental visual historic element of the SBS campus. Additionally, these features would be fully integrated with the other structures proposed on-site through the use of landscaping, particularly between the EOB and the proposed office building. Rehabilitation of the impacted portions of the EOB and the KTLA Tower would conform to the Secretary of the Interior Standards and as a result, the Proposed Project would restore the EOB and the KTLA Tower to its original design and visual architectural integrity. (2) Landscaping As shown in Figure II-5 on page II-16, the Proposed Project would provide a landscaped area at the Van Ness Gate and another 60-foot-long landscaped setback area along Sunset Boulevard, in front of the proposed office building. Additionally, the Proposed Project would provide an outdoor seating area with landscaping immediately adjacent to the proposed production office building. The landscaped area at the Van Ness Gate would Page II-15

17 L3 L4 P4 L1 L2 P1 P2 P3 The proposed landscape plan: identifies 21,500 sf of planted area on site. Gensler, dedicates over sf of planted area to storm water infiltration areas using Source: February infiltration and flow-through planters. 100% of the plant species specified on site are California Native. uses ADA compliant permeable pavers in the main plaza area. 0 SUNSET BRONSON STUDIOS Hudson Capitol LLC Hollywood, CA N Note: The above point calculat will use a drip irrigation with low precipitation sprinkler heads with a flowan estimate of the anticip control device for all native planting areas. and water ma will specify an automatic irrigation controller with cycling and a watering Sunsetlandscape Bronson Studios points the site can achie schedule. on the schematic level la Figure II-5 will use soil moisture measuring device with an automatic controller. plan shown in this docum 100 Approximate Scale in Feet Landscape - SiteII-16 Plan Page 200 Feet Conceptual Landscape Plan June

18 be designed to enhance the SBS s arrival area and would be accentuated by a newly planted large oak tree. The landscaped setback area along Sunset Boulevard would be designed to enhance the pedestrian environment of the Project Site by providing additional landscaping along the Sunset Boulevard streetscape. The Proposed Project would also include a small landscaped strip adjacent to the proposed parking structure along Van Ness Avenue that would include shrubs and several mature trees. In total, the Proposed Project would add approximately 21,500 square feet of new landscaping and open space. As illustrated further in Section IV.A, Aesthetics, Views, Light/Glare, and Shading, of this Draft EIR, new plantings on-site would include street trees such as Golden Trumpet Trees along Van Ness Avenue and California Fan Palms along Sunset Boulevard. The landscaping would feature species native to California and include efficient watering devices. (3) Signage and Lighting Proposed Project signage would be designed to be aesthetically compatible with the existing and proposed architecture of the site and other signage in the area. Proposed signage would include monument signage, building and tenant signage, and general ground level and wayfinding pedestrian signage, as permitted per the CRA s Design for Development for Signs in Hollywood. No off-premises billboard advertising is proposed as part of the Project. Proposed Project lighting would include low-level exterior lights adjacent to buildings and along pathways for security and wayfinding purposes. In addition, low-level lighting to accent signage, architectural features, and landscaping elements would also be incorporated throughout the site. Proposed Project lighting has been designed to provide for efficient, effective and aesthetically pleasing lighting solutions, which would minimize light trespass from the proposed buildings and overall Project Site, reduce sky-glow to increase night sky access, and improve nighttime visibility through glare reduction. Specifically, all on-site exterior lighting would be automatically controlled via photo sensor to illuminate only when required and would be shielded or directed toward areas to be illuminated and thereby limit spill-over onto nearby residential areas. In addition, all interior lighting would be equipped with occupancy sensors that would automatically extinguish lights when not in use c. Access and Circulation Vehicular access to the Project Site s office and production office buildings would be provided via Van Ness Avenue, at the Van Ness Gate. The Van Ness Gate would also continue to be the primary access point for employees and visitors to the overall SBS campus. However, as part of the Proposed Project, the Van Ness Gate would be reconstructed, including modification of the islands and extension of the queuing lanes, to Page II-17

19 better accommodate the vehicular traffic entering and exiting the overall SBS campus. An additional driveway would also be provided along Van Ness Avenue that would provide direct access into the proposed parking structure. Additionally, a new service driveway would be provided along Van Ness Avenue that would be designed to accommodate service trucks only. The Bronson Gate would also continue to provide secondary vehicular and service vehicle access. Additional service vehicle access to the SBS campus would also continue to be provided via the gated alley entrance along Fernwood Avenue. Pedestrian access would be provided through a pedestrian-friendly landscaped plaza entrance on Van Ness Avenue. Additionally, with implementation of the Proposed Project, pedestrian safety would be enhanced at the Van Ness Gate by creating a longer queuing area for entering and exiting vehicles. Sidewalks would also be provided along each side of the driveway rather than the current configuration, with the perimeter wall immediately adjacent to the driving surface. The modifications would improve visibility and provide pedestrian paths outside of the traffic lanes. d. Parking As noted above, there are currently 466 parking spaces within the surface parking lot that comprises the majority of the Project Site. To provide for development of the Proposed Project, 401 parking spaces of these 466 parking spaces would be removed. In addition, upon implementation of the Proposed Project, parking demand within the off-site parking facilities would be reduced. Parking for the Proposed Project would be provided in various locations on the Project Site and would include one subterranean level beneath the proposed office building that would provide approximately 100 spaces, and in the proposed seven-story parking structure, which would provide approximately 1,635 spaces. The parking structure would also provide additional parking for other areas of the SBS campus. Additional parking would be provided in 65 existing surface parking spaces located throughout the SBS campus that would remain. Therefore, upon implementation of the Proposed Project, a total of 1,800 parking spaces would be available within the SBS campus. When accounting for the 401 existing parking spaces that would be removed, the Proposed Project would provide 1,399 net new parking spaces. e. Operational Characteristics The proposed office building is anticipated to be open Monday through Friday during regular business hours. Consistent with existing uses within the SBS campus, studiorelated production activities within the production office building would occur 24-hours a day, seven days a week. The Proposed Project is anticipated to accommodate Page II-18

20 approximately 1,595 additional employees and 156 additional guests on the Project Site during operations. f. Sustainability and Other Project Design Features In accordance with the City s Green Building Ordinance, the Proposed Project would be designed and constructed to incorporate environmentally sustainable design features that would be equivalent to the Silver level under the US Green Building Council s Leadership in Energy Efficiency and Design (LEED) green building program. LEED standards would be incorporated through measures that would reduce energy and water usage, and thus reduce associated greenhouse gas emissions. Thus, the Proposed Project would incorporate an environmentally sustainable design using green building technologies that involve more resource-efficient modes of construction through energy efficiency, water conservation, environmentally preferable building materials, and waste reduction. Sustainability features of the Project include the following: (1) Energy Efficiency Exceed Title 24, Part 6, California Energy Code baseline standard requirements for energy efficiency, based on the 2008 Energy Efficiency Standards requirements, by 15 percent. Examples of design methods and technologies that could be implemented may include, but not be limited to, centralized chiller plant with rooftop ventilation, high performance glazing on windows, appropriatelyoriented shading devices, high efficiency boilers, and enhanced insulation to minimize solar and thermal gain. Apply energy-saving technologies and components to reduce the project s electrical use-profile. Examples of these components include compact fluorescent light bulbs (CFL), energy saving lighting schemes such as motiondetection controls (where applicable), and energy efficient heating and cooling equipment. Commissioning of building energy systems to verify that the Project s buildings energy systems are installed, calibrated, and performed to the Applicants Project requirements. (2) Transportation Preparation and implementation of a Transportation Demand Management (TDM) Plan that would promote the use of alternative transportation, such as mass-transit, ride-sharing, bicycling, and walking to reduce project trips and and/or vehicle miles traveled. Page II-19

21 Provision of on-site bicycle storage for visitors and employees. Accessibility to multiple public transportation lines adjacent to the Project Site. Allocation of preferred parking for alternative-fuel vehicles, low-emitting, and fuelefficient and ride-sharing vehicles. Provision of electric vehicle charging stations in accordance with LAMC requirements (i.e., provide electric vehicle supply wiring equal to 5 percent of the total number of parking spaces). (3) Air Quality Participation in fundamental refrigerant management to preclude the use of chlorofluorocarbons (CFCs) in HVAC systems. Use of adhesives, sealants, paints, finishes, carpet, and other materials that emit low quantities of volatile organic compounds (VOCs) and/or other air quality pollutants. (4) Solid Waste At least 75 percent of construction and demolition debris from Project construction would be diverted from landfills. Provide on-site recycling containers to promote the recycling of paper, metal, glass, and other recyclable materials and adequate storage areas for such containers. Use of building materials with 10 percent recycled-content for the construction of the Project. 1 (5) Water Quality Install an infiltration trench. Install catch basin inserts to provide runoff contaminant removal. 1 This LEED 4.1 credit requires the use of building materials with recycled content such that the sum of post-consumer recycled content plus one-half of the pre-consumer recycled content constitutes at least 10 percent of the total value of the total building materials in the Project. Page II-20

22 Install catch basin screens. Use pervious pavements. Reduce stormwater runoff through the introduction of new landscaped areas throughout the Project Site. During construction of the Project, Best Management Practices (BMPs) would be implemented to control stormwater runoff and minimize pollutant loading and erosion effects. During operation, BMPs to control stormwater runoff and detain post-project flows to pre-project conditions would be implemented. During operation, BMPs would be implemented to minimize pollutant loading in stormwater runoff and erosion effects. (6) Water Supply Install high-efficiency toilets that use a maximum of 1.0 gallon of water per flush. Install low-flow indoor faucets with a maximum flow rate of 1.5 gallons per minute. Install waterless urinals. Install tankless and on-demand water heaters. Install Cooling Tower Conductivity Controllers or Cooling Tower ph Conductivity Controllers. Install rotating sprinkler nozzles for landscape irrigation with a flow of 0.5 gallon per minute. Install high-efficiency irrigation systems, including weather-based irrigation controllers. Provide landscaping that features species native to California and includes the use of drought-tolerant plants for 100 percent of the total landscaping. Install drip/microspray/subsurface irrigation, where appropriate. Use water-efficient landscaping such as proper hydro-zoning. Use zoned irrigation. Use landscape contouring to minimize precipitation runoff. Page II-21

23 Install high efficiency dishwashers that are Energy Star rated or equivalent within kitchen/food preparation areas minimum per City ordinance requirements. Install cooling tower that operates at a minimum 5.5 cycles of concentration in accordance with City ordinance requirements. (7) Noise Management All building outdoor mounted mechanical and electrical equipment for the Project would be designed to meet the noise requirements of LAMC, Chapter XI, Section In addition, all outdoor loading dock and trash/recycling areas would be fully or partially enclosed such that the line-of-sight between these noise sources (loading dock service area) and any adjacent noise sensitive land use would be obstructed. 6. Construction Phasing and Activities The Proposed Project would be constructed over an approximately 26- to 35-month time period, with Project completion estimated in During construction, it is estimated that approximately 63,000 cubic yards of grading would occur, the majority of which would be exported off-site. Construction would occur in six phases, including: (1) demolition; (2) mass site grading; (3) foundation; (4) building construction; (5) painting; and (6) paving. Project construction activities would commence with the demolition of approximately 14,499 square feet of existing structures. This phase is expected to occur over approximately 30 days. The grading and excavation activities would occur over approximately six months. Construction of the proposed buildings would occur over an approximately 19-month period, with building finishes (painting) and paving occurring over nine months. In accordance with the LAMC, construction activities would be limited to 7:00 A.M. to 9:00 P.M., Monday through Friday, and 8:00 A.M. to 6:00 P.M. on Saturdays and holidays. No construction activities would occur on Sundays. Most, if not all, truck trips would be scheduled during the first 8 hours of the permitted construction work period (7:00 A.M. to 3:00 P.M.) to minimize generating truck trips during the P.M. peak traffic hours. 7. Necessary Approvals In accordance with CEQA Guidelines Section 15161, this project-level Draft EIR focuses on the changes in the existing environment resulting from implementation of the Proposed Project. As the Lead Agency, the will be the agency responsible for the preparation and distribution of this Draft EIR. This Draft EIR will be Page II-22

24 used in connection with all permits and all other approvals necessary for the construction and operation of the Proposed Project. Specifically, this Draft EIR will be utilized by the Department of Planning, Department of Building and Safety, Department of Transportation, and Department of Public Works, including the Bureaus of Engineering and Sanitation, the Fire Department, and other responsible public agencies that must approve activities undertaken with respect to the Proposed Project. Approvals required for the Proposed Project would include, but may not be limited to, the following: Conditional Use Permit for a Major Development Project (i.e., greater than 100,000 square feet of non-residential floor area in an M1 zone) pursuant to LAMC Section U.14; Los Angeles Community Redevelopment Agency project review pursuant to Section 504 of the Hollywood Redevelopment Plan; 2 Site Plan Review findings pursuant to LAMC Section C; Demolition, grading, excavation, foundation, and associated building permits; Haul route(s) approval, as necessary; and Any additional actions as may be determined necessary. 2 Project review pursuant to Section 504 of the Hollywood Redevelopment Plan is currently being performed by the DLA, but there are active discussions underway between the DLA and the City Planning Department regarding transferring the authority to conduct those project reviews to the City Planning Department. There is currently no timeline for when that transfer might occur. Page II-23