ATTACHMENT A PROJECT PERMIT COMPLIANCE REVIEW APPLICATION SITE ADDRESSES: 1200 S. FIGUEROA ST. OWNER/APPLICANT: 1200 S. FIGUEROA DEVELOPMENT, INC.

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3 SECTION I: LIST OF DISCRETIONARY REQUESTS The Applicant, 1200 S. Figueroa Development, Inc., is seeking the following discretionary approvals: 1. Pursuant to Los Angeles Municipal Code Section and the Los Angeles Sports and Entertainment District Specific Plan (amended by Ordinance No. 181,334, effective November 16, 2010) A Specific Plan Project Permit Compliance Review, 2. Pursuant to the Los Angeles Municipal Code Section and the Los Angeles Sports and Entertainment District Specific Plan (amended by Ordinance No. 181,334, effective November 16, 2010) a Specific Plan Sign Application Compliance to allow the construction, maintenance and use of large-scale architectural lighting and up to 4 signs, totaling up to 15,656 square feet within Specific Plan Sign District A in the Figueroa South Subarea. 3. Pursuant to the Los Angeles Municipal Code Section and the Los Angeles Sports and Entertainment District Specific Plan (amended by Ordinance No. 181,334, effective November 16, 2010) a Specific Plan Adjustment from Section 10.A.5 of the LASED Specific Plan to allow a less than 20% reduction of the residential tower setback from the edge of the Podium by allowing the podium to be setback 3-11 from the Private Setback. A tower setback of 16-1 will be provided for a distance of 35 lineal feet in lieu of providing the required 20-0 tower setback from the Podium along Figueroa Street. 4. Modification of Tentative Tract Map No for a merger and resubdivision of 7 lots into one (1) Master Lot and four (4) airspace lots for the following: a. 648 residential condominium units b. 48,000 square feet of retail/entertainment/restaurant uses c. 26 commercial condominiums d. 4 signage condominiums e. Alley Hammerhead Turnaround: i. Dedicated Alley Hammerhead Turnaround Above Elevation Feet to be Merged. ii. Proposed Limited Alley Dedication from Surface of Alley to 14-6 Above Surface of Alley. Page 1 of 61

4 SECTION II: PROJECT DESCRIPTION SITE LOCATION The project site is located at 1200 S. Figueroa Street in Downtown Los Angeles. It is bounded by Figueroa Street to the west, 12 th Street to the north, and Flower Street to the east. The subject site is located within the boundaries of the Central City Community Plan and is within Council District 14. It is immediately adjacent to the Metro Blue Line & Expo Line Station. The subject site is also located within the boundaries of the LASED Specific Plan and is further specified as the Sub-area Figueroa South, which comprises Development Sites 10 and 11. The project site is currently developed with a surface parking lot and has a lot area of 118,793 square feet, according to Tentative Tract Map No which includes an alley hammerhead turnaround which is to be merged to the project site. The site is adjacent to the STAPLES Center to the northwest, and the L.A. Convention Center to the west; surface parking lots to the north (Figueroa Central Site of the LASED); surface parking lots and a commercial building to the south; and office, light manufacturing, and a surface parking lot to the east. PROPOSED PROJECT The proposed project includes the construction of approximately 870,000 square feet of floor area in a 36-story mixed use project containing 648 residential condominium units within 822,000 square feet of floor area and 48,000 square feet of retail/entertainment/restaurant uses (Section 14 Transportation, Traffic and Parking and the Draft EIR Addendum, that are part of this application, designate 20,000 square feet to restaurant uses and 28,000 square feet to retail uses.) The residential units would be located in two towers, 29 stories each (maximum 400 feet high). The retail/entertainment/restaurant uses would be located on the ground floor. A 7-story 100 foot high podium includes the ground floor uses and parking. Parking is also provided within two subterranean levels. The residential amenity deck level on the 8 th floor provides open space and amenities for the residents. Page 2 of 61

5 Table of Proposed Uses & Floor Area Use Residential Retail/Entertainment/Restaurant Total Area 822,000 s.f. 48,000 s.f. 870,000 s.f. Residential Component The Applicant is proposing to provide a total of 648 residential condominium units (Dwelling Units DUs) in two high-rise towers within approximately 822,000 square feet of floor area. The residential condominium unit sizes will range from approximately 514 square feet to 2,286 square feet. Residential amenities will include a swimming pool, club room/fitness room, amenity deck, roof terrace and open plazas. The swimming pool, a barbecue area, passive and non-passive areas and community/fitness rooms will be located on the 8 th floor which is also the roof of the building podium. The amenity deck open space area, to be shared by both towers, will also be situated on top of the parking podium and will include approximately 72,833 square feet exterior common open space and 3,330 square feet of interior common open space within the Fitness Gym. Other open space provided includes a required 400 square foot courtyard adjacent to the residential tower entry along Flower Street, a required 1,000 square foot plaza fronting along 12 th Street, and two 400 square foot roof terraces on the upper roofs of the towers. The entry to the residential towers fronting on Figueroa and Flower Streets also contain a non-required entry forecourt. Total open space required is 97,200 square feet (150 square feet per dwelling unit). Total open space proposed is 98,033 square feet which includes 20,000 square feet allocated to the site from the Central Plaza. Commercial Component The Applicant proposes a total of 48,000 square feet of retail/entertainment/restaurant uses on the ground floor. This will be configured as six spaces, ranging in size from 1,648 square feet to 19,500 square feet. The retail and restaurant spaces are accessible through lobby entrances on Figueroa Street, 12 th Street and Flower Street. Parking Residential Parking: The Advisory Agency s Parking Policy for residential condominiums requires 2.25 parking spaces for each dwelling unit (2 residential parking spaces plus 0.25 guest parking spaces per unit). The project will include Page 3 of 61

6 1,458 parking spaces for the proposed 648 residential dwelling units to meet this requirement. Section 14 of the LASED Specific Plan requires a minimum of 1.25 parking spaces per dwelling unit. Retail/Entertainment/Restaurant Parking: LAMC Section A.4 requires 1 parking space for each 250 square feet of retail space. The project will include 112 parking spaces for the proposed 28,000 square feet of retail/entertainment/restaurant space to meet this requirement. LAMC Section A.4 requires 1 parking space for each 1,000 square feet of retail/restaurant/entertainment space. The project will include 200 spaces for the proposed 20,000 square feet of restaurant space. Section 14 of the LASED Specific Plan requires a minimum of 1 parking space for every 1,000 square feet of retail or restaurant use. Parking for 1200 Figueroa Project (East & West Towers) Component Parking Required Parking Proposed Per the LASED Specific Plan Residential 810 spaces 1,458 spaces 1.25 spaces/du 648 DUs Retail 1 space/1,000 s.f. 28,000 s.f. 28 spaces 112 spaces Restaurant 20 spaces 200 spaces 1 space/1,000 s.f. 20,000 s.f. Total 858 spaces 1,770 spaces Signage The Project includes a well-designed 36-story mixed-use development. The two 29-story residential towers are located above the 7-story building podium with ground level retail/entertainment/restaurant uses. The surfaces created by the building podium and facing Figueroa and 12 th Streets allow for many signage opportunities. The building podium is 100 feet in height and corresponds to Sign Level 2, which ranges from 35 feet to 100 feet above grade. Although the proposed Page 4 of 61

7 project is located within Sign Districts A and C, signage is being proposed only in Sign District A with this application. Any entitlements for additional signage will be requested as a separate application. The major sign elements proposed in Sign District A, along Figueroa Street and the west portion of 12 th Street, include large rectangular animated Electronic Message Display signs. Also included are trapezoidal shaped animated electronic message display signs that provide for dynamic shapes that reference movement and direction that focus on the Convention Center, STAPLES Center and LA Live! The overall layout of the animated signs create a visually interesting pattern. There are a total of four Electronic Message Display signs. One sign faces 12 th Street. One sign wraps around the corner of the building, and two signs face 12 th Street. October 1, 2014 Project Design Updates The Applicant has made minor changes to the Proposed Project to further the goals of the LASED Specific Plan regulations by enhancing pedestrian walkability and brining active uses to the Flower Street frontage. The Fitness Gym has been relocated from the eighth floor of the Figueroa South East tower to a 1-story structure on the southernmost corner of the eighth floor amenity deck on the top of the podium. It will provide 3,300 square feet of fitness and gym uses for the project residents which qualifies as interior common open space. The relocation of the Fitness Gym reduces the exterior amenity deck open space from 75,833 square feet to 72,533 square feet and the 98,033 square feet of total proposed open space remains unchanged. The Fitness Gym structure is considered a tower element which revises the total tower to lot coverage ratio from 31.22% to 34% or from 37,086 square feet to 40,386 square feet, respectively. The Figueroa South Subarea Urban Design Regulations allow a maximum 34% tower to lot coverage ratio. Additionally, the Applicant has added a bicycle parking room to the ground floor of the podium fronting along Flower Street in the southern most end of the proposed project. The addition of the bicycle parking room will not change the Flower Street facade because the ground level glazing between the two Flower Street vehicular entries has not changed and therefore will not change the minimum Wall Opening of 85.2% along Flower Street. In addition, the Applicant has added new glazing to the podium above the northern most driveway along Flower Street. This architectural feature will break up the façade and provide visual interest for pedestrians and passengers in vehicles. Furthermore, a public art component has been added to the Flower Street podium façade which will be submitted in a future application. The public art will be located above the glazing along the ground level of the podium in long ribbons. The revisions to the Flower Street podium facade will enhance the Proposed Project by activating the pedestrian realm with the new bicycle parking room, providing a visual connection between the Fitness Gym and pedestrians, and improving the podium façade with changes in materials and the addition of the public art component. Page 5 of 61

8 Recorded Tract Map Tract Map (recorded June 11, 2003) includes two of the LASED Development sub-areas: 1) Figueroa South and 2) Figueroa Central. The subject site, Figueroa South Subarea includes one Ground Lot (Lot 2) and six Airspace Lots (Airspace Lots 14, 15, 16, 17, 18, and 19). As part of the recorded Tract Map, a portion of the northern end of the public alley that runs north/south from Pico Boulevard to 12 th Street was vacated and a hammerhead turnaround was dedicated. Previous Tract Map Approval (Tract No ) - Vertical and Horizontal Relocation of Airspace Lots Tentative Tract Map No , approved on December 13, 2007, included the relocation of the upper and lower boundaries of some of the existing airspace lots in order to accommodate the height of the towers on Development Sites 10 & 11 and to accommodate the proposed two levels of subterranean parking. Also, the Applicant proposed to separate approximately of the southern portion of Development Site 11 into a separate legal lot. The Applicant proposed a new Tract Map to reconfigure the airspace lots, to create two ground lots and to relocate the alley hammerhead turnaround. One of the proposed ground lots would contain the southern of Development Site 11 which were not a part of the previous development and would have remained as a surface parking lot. Proposed Tentative Tract Map Modification (Tract No M1 Merger and Re-Subdivision) The Proposed Project requests the merger and re-subdivision of 7 lots into one (1) Master Lot and four (4) airspace lots. These lots will include 648 residential condominium units, 48,000 square feet of retail/entertainment/restaurant uses, twenty six (26) commercial condominiums, five (5) signage condominiums, and the merger of the existing alley hammerhead turnaround and the relocation and limited dedication of the alley hammerhead turnaround. The Airspace Lots and associated uses and condominiums are listed below: Airspace Lot 2: 29-Story Tower (fronting along Figueroa Street), 324 Residential Condominium Units. Airspace Lot 3: 29-Story Tower (fronting along Flower Street), 324 Residential Condominium Units. Airspace Lot 4: 48,000 Square Feet of Retail/Restaurant/Entertainment Uses Containing 26 Commercial Condominium Units. Airspace Lot 5: 6 Levels of Parking in the Podium and 2 Levels of Subterranean Parking Containing a Total of 1,770 Parking Spaces with a Minimum of 810 Residential Parking Spaces Page 6 of 61

9 o and 48 Retail/Entertainment/Restaurant Parking Spaces. Five (5) Condominiums for Signage on the Face of the Podium. Alley Hammerhead Turnaround: Dedicated Alley Hammerhead Turnaround Above Elevation Feet to be Merged. Proposed Limited Alley Dedication from Surface of Alley to 14-6 Above Surface of Alley. Alley Hammerhead Turnaround Merger The proposed project site configuration will require the limited dedication of the existing alley hammerhead turnaround via a merger of the existing alley hammerhead turnaround to the Master Lot through the Tract Map Modification (Tract No M1). The alley hammerhead turnaround as noted on the modified tract map, will include the limited dedication from the surface of the alley to 14-6 above the surface of the alley. This will allow the alley hammerhead turnaround to be located within the proposed building podium with a clearance of Access from the alley to the proposed alley hammerhead turnaround will be provided to the public. The applicant will request a Revocable Permit from the Bureau of Engineering to start construction of the project above and below the alley hammer head turnaround prior to the recordation of the final map. Passenger Drop-Off at 12 th Street The Proposed Project will provide one vehicular passenger drop-off point by adding a cut out for vehicles to pull off from the traffic lane. A passenger drop-off area will be provided along 12 th Street. SURROUNDING PROPERTIES AND USES North (across 12 th Street): LASED Zone The property across 12 th Street is designated as the Figueroa Central Subarea within the LASED, comprising Development Sites 7, 8, and 9. Under DIR SPP-M2 issued on September , a mixed-use project with 860 residential condominium units, 222 hotel rooms and 223,801 square feet of retail/entertainment/restaurant uses was approved. A total of 2 residential towers were approved, one with a 575-foot height and the second with a 455-foot height. South (adjacent and across Pico Boulevard): [Q]R5-4D-O and C2-4D-O The property immediately to the south is currently developed as a surface parking lot. There is also a commercial building to the immediate south on Figueroa Street, adjacent to the subject parcel of land which is not part of the LASED Specific Plan Page 7 of 61

10 and appears to have a zero front yard setback. Across Pico Boulevard, there is a residential apartment complex called City Lights on Fig. East (across Flower Street): [Q]R5-4D-O The property immediately to the east is currently developed with office, light manufacturing, and a surface parking lot. There is also an MTA Blue Line & Expo Line Pico Station. West (across Figueroa Street): PF-4D-O The property immediately to the west is currently developed with the Los Angeles Convention Center and associated plazas and parking spaces. PREVIOUS CASES AND AFFIDAVITS (on-site and near the project site) Cases DIR SPE-SPP (Subject Site) A Project Permit Compliance and Specific Plan Exception were granted under case number DIR SPE-SPP on November 13, The approved project included an 870,000 square foot mixed-use high-rise project consisting of two towers, 250 and 400 feet in height respectively, with a total of 648 residential condominiums with 847,000 square feet of residential floor area. Additionally the project proposed 23,000 square feet of restaurant, retail and entertainment uses at the ground level of the residential towers. The project included 833 parking spaces for the entire project. These were provided in 4 levels of above grade parking and 2 levels of subterranean parking. All required grading, foundation, and other site preparation work for Development Sites 10 and 11 were also approved. The Specific Plan Exceptions and Transfer of Floor Area are described in the DIR SPP Letter of Determination. The east tower known as the Figueroa South East tower, at 624 S. 12 th Street, was approved to have a podium ranging from 40 to 50 feet in height and one 400-foot high residential tower. The west tower known as the Figueroa South West tower, at 1200 S. Figueroa Street, included a podium ranging from 40 to 50 feet in height and one 250 foot high residential tower. The project encompassed approximately 123,340 square feet. The southern of Development Site 11 would have been maintained in its current use as a surface parking lot. Page 8 of 61

11 DIR SPP-SPPA (Subject Site) The Project Permit Compliance and Specific Plan Adjustments granted under case number DIR SPP were approved on November 1, The approved project included a 870,000 square foot mixed-use high-rise project consisting of two 34-story buildings, 350 feet in height, with a total of 648 residential condominiums (324 units in each building with 822,000 square feet of floor area) and 15,000 square feet of retail/entertainment/restaurant uses at the ground level of the residential towers; and a two-story 33,000 square foot retail/entertainment/restaurant use. A minimum of 858 parking spaces were required for the entire site in 6 levels of above grade parking and 3 levels of subterranean parking. All required grading, foundation, and other site preparation work for Development Sites 10 and 11 were also approved. Vesting Tentative Tract Map (Subject Site & Figueroa Central Subarea) Specific Plan and Development Agreement approved and included a few parcels on north side of Olympic not within the tract map boundaries. Recorded as Instrument No on June 11, CPC CA Code amendment to update residential standards and incentivize housing in the Central City area. CPC CA Code amendment to require projects in the Central City Community Plan to comply with design and streetscape guidelines. CPC CA Incentives for the production of affordable and workforce housing in the Central City Plan Area. CPC DA-GPA-SP-SUB-ZC-PA1 Development agreement amendment to development agreement Ordinance number 175,590: Los Angeles Sports and Entertainment District Specific Plan Ord. No. 174,224. CPC DA Request construction of a Sports and Entertainment complex in the C2-4D-O Zone. CPC CPU Central City Community Plan Update (CPU) Page 9 of 61

12 CPC General Plan/Zone Consistency Central City Area Communitywide consistency with the Community Plan, including changes of height as needed. DIR SPP Project Permit Compliance per LA Sports Entertainment District Specific Plan for Nokia Live Theater Project. ZV Grants a variance to permit the use and development of the property for a public parking area in the M2-4-0 Zone, without providing the required landscape for a term period of one year, with terms and conditions. ENV MND Central City Community Plan update (CPU). Ordinances Ordinance 73,261 November 7, 1933 Establishing a building line on Figueroa Street between 2 nd Street and Pico Street Ordinance 164,307 December 20, 1988 Amending the zones and zone boundaries in the Central City district Ordinance 174,226 September 6, 2001 Establishing the Los Angeles Sports and Entertainment District (LASED) Specific Plan Affidavits AFF Covenant and Agreement to Hold Property as One Parcel January 29, 1985: The Southerly 46 feet of lot 3 and all of lots 4, 5, and 6 and the Northeasterly 34 feet of lot 7, in the Carson and Curriers Subdivision of Block 29 of Ord s Survey to remodel a building and provide parking. AFF Covenant and Agreement to Hold Property as One Parcel February 19, 1982: Lot 14 and Southerly 25 feet of Lot 15 of Carson and Currier s Subdivision of Block 89 of Ord s Survey Draft to provide a parking lot. AFF Covenant and Agreement to Hold Property as One Parcel April 21, 1977: Lots 23, 24, 25 Carson and Currier s Subdivision of Block 89 of Ord s Survey for a storage building. Page 10 of 61

13 AFF Affidavit to Establish Nonconforming Use March 31, 1937: Lot 5, 6, and 7 Carson Currier s Subdivision of Block 89 of Ord s Survey for a used car lot that has been in existence since 3/31/1937. SECTION III: COMPLIANCE WITH REGULATIONS, STANDARDS, AND PROVISIONS OF THE LASED SPECIFIC PLAN A. SECTION 5.B: MAXIMUM PERMITTED FLOOR AREA. Section 5.B of the LASED Specific Plan states that the total floor area within the Specific Plan Area shall not exceed 5,827,313 square feet. The proposed project will have approximately 870,000 sq. ft. of floor area, which is within the limits set out in the LASED. The maximum permitted floor area has not been exceeded in the Specific Plan area. B. SECTION 5.C: PROJECT LAND USE. The project site includes Development Sites 10 and 11 of the Figueroa South sub-area of the LASED Specific Plan. The subject project is a mixed-use residential and retail high-rise development, which is specifically permitted under the LASED Specific Plan. The Applicant proposes to construct two high rise towers containing 648 dwelling units (DU) in 822,000 square feet, plus 48,000 s.f. of retail/entertainment/restaurant space. The Specific Plan shows Development Sites 10 and 11 for Residential, Retail, Entertainment and Restaurant Uses. The proposed uses are in compliance with the Specific Plan allocations. Development Sites 10 & 11 Land Uses Allocated to Development Sites 10 and 11 In the LASED Specific Plan Hotel (s.f.) Retail (s.f.) Office (s.f.) Residential (s.f.) Health (s.f.) 0 48, ,000 (648 0 DU) Club Several mixed-use residential and retail high rise projects proposed by other applicants were previously approved for the subject site. C. SECTION 6 LAND USE EQUIVALENCY TRANSFERS. The subject project will not require a Land Use Equivalency Transfer; therefore this section does not apply to the subject project. Page 11 of 61

14 D. SECTION 7: ANNUAL REPORT. Subject to the approval of this Project Permit Compliance Review (PPCR) application, the Applicant will provide the following information to L.A. Arena Land Co.: the number, type and square footage of the project, the Transfer of Floor Area information, the total number of parking spaces developed, and the annual TMO (as required by Section 14.C.1) report. E. SECTION 8: DIRECTOR REVIEW OF EXTERIOR REMODELING OF EXISTING BUILDINGS. No existing building is being remodeled; therefore, this section is not applicable. F. SECTION 9: LAND USE. A. Designation of Subareas. The Figueroa South Subarea is divided into Development Sites 10 and 11. The subject site includes both Development Site 10 and Development Site 11. B. Podium Height/Tower Height Limits. The subject site s podium heights and tower heights comply with the LASED requirements as listed in item G, Section 10 below. C. Permit Uses. The proposed mixed-use development with residential and retail/entertainment/restaurant uses are allowed uses in the Specific Plan according to LASED Section 9.C.14. D. Prohibited Uses. No adult-oriented business or strip tease show will be part of the subject project. E. Yard and Setback Regulations. The subject project complies with the required Private Setback as follows: Flower Street: 0 feet 12 th Street: 0 feet Figueroa St.: 8 feet G. SECTION 10: URBAN DESIGN REGULATIONS. 1. Section 10.A.4: Building Height and Massing, Figueroa South Sub-area: The proposed project complies with the building height and massing regulations described in the LASED Specific Plan as shown in table below. Page 12 of 61

15 Required and Proposed Urban Design Specifications Fig South Sub-area East Tower West Tower Regulation Podium Not to exceed 100 feet 100 feet 100 feet in height Tower Not to exceed 400 feet in height 400 feet 400 feet Tower to Lot Coverage Ratio Not to exceed 34% of total land area 34% for entire site Tower Setback 20 feet from the podium edge on Figueroa only N/A 20-foot minimum setback from podium edge on Figueroa Podium The podium height complies with the regulation. The proposed podium height of 100 feet complies with the 100-foot maximum podium height allowed. Tower to Lot Coverage Ratio The proposed tower to lot coverage is 34% across the entire project site (comprising Lots 10 and 11), while the allowed ratio in the Specific Plan is 34%. Tower Setback The proposed tower fronting along Figueroa Street has a minimum 20-foot setback from the podium edge, and therefore complies with the setback in the Specific Plan. 2. Section 10.B: Urban Design Guidelines: The proposed project complies with all of the Urban Design Guidelines specified in LASED Appendix A. See Attachment D, Section IV: Design Guidelines below for details regarding this project s compliance. 3. Section 10.C: Central Plaza Regulations: This regulation does not apply to this project, as the Central Plaza is not being counted as part of this project. Page 13 of 61

16 4. Section 10.D.1: General Open Space Requirements: a. The Specific Plan states that a minimum total of 150,000 s.f. of open space shall be provided within the entire Specific Plan area. The minimum total of 150,000 square feet of open space is required to be provided within the entire LASED Specific Plan area. The subject project is proposing to provide a total of 98,033 square feet of open space (20,000 square feet of the open space comes from the Central Plaza). Therefore, the subject project complies with Section 10.D.1.a. b. Required open space may be located at or above grade, or on rooftops. Parking areas, driveways, service access and facilities shall not qualify as open space. The subject project complies with Section 10.D.1.b. The proposed open space does not include parking areas, driveways or service access areas. c. Required open space may be provided in the form of courtyards, plazas, including the Central Plaza, pedestrian paseos, Private Setbacks, roof terraces, gardens, or other similar outdoor gathering places. Open space may be distributed throughout the Specific Plan area as set forth in Map 5. The subject project complies with Section 10.D.1.c. The required open space will be provided on-site within a 1,000 square foot ground level plaza, a ground level 400 square foot courtyard, a 72,533 square foot exterior amenity deck, a 3,300 square foot fitness gym, 800 square feet on two roof terraces, and 20,000 square feet from the Central Plaza. A total of 98,033 square feet of open space is provided. d. Required open space need not be dedicated to the City as publicly owned property. The subject project complies with Section 10.D.1.d. This requires no dedication of open space to the City as publicly owned property. e. Open space shall be provided in accordance with the Design Guidelines set forth in Appendix A. Page 14 of 61

17 The proposed project complies with Section 10.D.1.e. The open space provided in this proposed project is provided in accordance with the Design Guidelines set out in LASED Appendix A. See Attachment D, Section V: Design Guidelines for further discussion regarding compliance. 5. Section 10.D.2: Residential Open Space Requirements: A minimum total of 150 square feet of residential open space area shall be provided for each residential unit. The proposed project complies with Section 10.D.2. The proposed 648 condominium units require a total of 97,200 square feet of open space (150 square feet/du). A total of 98,033 square feet of residential open space is proposed, which breaks down as approximately 151 square feet per DU and exceeds the requirement. a. No more than 50 square feet of the Central Plaza per residential dwelling unit may be used to satisfy this requirement. The proposed project is using 20,000 square feet of the Central Plaza as part of the open space requirement. This provision permits up to 32,400 square feet of the Central Plaza to be counted as open space for the proposed project. Therefore the proposed project complies with this requirement. b. Residential open space may be provided at or above grade, or on rooftops. The proposed project complies with Section 10.D.2.b. Residential open space will be provided both at grade in the plaza and entry courtyard at ground level, roof terraces, and above grade on the amenity deck. c. Except for the Central Plaza, common residential open space shall be devoted exclusively to the use of inhabitants of the Specific Plan area in order to be counted toward the minimum residential open space requirement. The proposed project complies with Section 10.D.2.c. The amenity deck, fitness gym, and rooftop lounges are to be used exclusively by the residents of both residential towers and together comprise the proposed project s common residential open space. Page 15 of 61

18 d. Common residential open space areas shall be accessible to all residents and open to the sky, except for a pedestrian arcade or similar amenity. Additionally, a common open space area shall be a minimum of 400 square feet in area, with no horizontal dimensions less than 15 feet, in order to be counted toward the residential open space requirement. The proposed project complies with Section 10.D.2.d. The Common open space areas are accessible to all residents, are open to the sky and are a minimum of 400 square feet in area, with no horizontal dimension less than 15 feet. The only common open space area that is not open to the sky is the fitness gym located on the 8 th level podium roof. Per the LASED Specific Plan Section 10.D.2.c, recreation rooms may qualify for up to 25 percent of the total residential open space area requirements and the fitness gym only comprises about three percent of the total proposed open space and qualifies as open space. e. Residential open space may be counted toward the total open space requirement for the Specific Plan area. The proposed project complies with Section 10.D.2.e. The 98,033 square feet of residential open space provided on-site may be counted toward the total open space requirement for the Specific Plan area. f. A private residential open space area shall be contiguous to the dwelling unit and maintain a minimum eight-foot clearance under any projection in order to be counted toward the open space requirement. The proposed project complies with Section 10.D.2.f. The private residential balconies are contiguous to each unit they serve. However, the balconies are not being counted toward the required open space. 6. Section 10.E: General Landscape Requirements: The subject project complies with Section 10.E. The required planted areas will be designed and installed in compliance with the Design Guidelines in Appendix A. The ground level plaza and courtyard will contain 15% landscaped area. The amenity deck terrace will contain 25% landscaped area. Table 8 in the LASED Design Guidelines does not require a minimum planted area for entry forecourts. The planted areas will have automatic Page 16 of 61

19 irrigation systems and will conform to the City s water conservation requirements. 7. Section 10.F: General Pedestrian Linkage Requirements: The subject project complies with Section 10.F. Section 10.F requires pedestrian linkages on 12 th Street and Figueroa Street, immediately adjacent to the subject site, which consist of attractive hardscape, landscape, lighting improvements, and directional signs. The required public sidewalk width of 15 feet on 12 th Street and Figueroa Street will be provided and an additional Private Setback width of 8 feet will be provided on Figueroa Street. The attractive hardscape, landscape and lighting improvements will be provided according to the LASED Streetscape Plan requirements and specifications. H. SECTION 11: ELEVENTH STREET PEDESTRIAN AREA. This section is not applicable to the project, as 11 th Street does not front on any portion of the project site. I. SECTION 12: ON-SITE ALCOHOL CONSUMPTION REGULATIONS. The application does not include an alcohol consumption component. This request will be made in the future under a separate application. J. SECTION 13: OFF-SITE ALCOHOL CONSUMPTION REGULATIONS. The proposed project will not include an off-site alcohol consumption component. If this type of approval is needed by a future tenant, the request will be made in a separate application. K. SECTION 14: TRANSPORTATION AND PARKING REGULATIONS. This section addresses the requirements in the LASED Specific Plan regarding traffic and parking. Section references are those in the Specific Plan, and are addressed in the order of the Specific Plan. Details regarding the Project in this Application are shown in italics. This Project was originally approved in 2005, and subsequently modified and approved again in This is an update of the PPCR Section 14 submitted for the last approval in Section 14.A Project Trip Generation Section 14A. requires that the Applicant shall calculate the number of Trips for a Project, based on the Trip Generation Table in Appendix B of the Specific Plan, for review and approval by the General Manager. Page 17 of 61

20 Based on the Trip Generation Table, the Project will generate the following trips: Land Use: Trip Rate: Trips: Land Use: Trip Rate: Trips: Land Use: Trip Rate: Trips: Residential dwelling units trips per dwelling unit (PM Peak Hour) 648 D.U. s X = 166 trips Restaurant 2 20,000 square feet trips per 1,000 square feet (PM Peak Hour) 20 X = 66 trips Retail 2 28,000 square feet trips per 1,000 square feet (PM Peak Hour) 28 X = 51 trips Total Trips: = 283 trips (PM Peak Hour) Section 14.B Required Traffic Improvements Section 14.B.1 Phasing Plan Section 14.B.1 requires that prior to the approval of the first Project Permit Compliance, the Applicant shall submit to DOT for approval a Traffic Mitigation Phasing Plan (TMPP) to identify improvements in connection with individual development. The applicant has submitted the TMPP to LADOT (dated August 14, 2002), and the General Manager has approved the plan. (See TMPP and LADOT s August 15, 2002 approval attached as Exhibit A). Section 14.B.2 Improvement Assignments Section 14.B.2 requires that prior to issuance of a Project Plan Compliance Review approval for a Project, the General Manager, the Director of Planning and the Applicant shall assign traffic improvements to the Project. Pursuant to Section 14.B.2, proposed traffic improvement assignments from the improvements contained in Appendix C to the Specific Plan have been developed 1 Trip rates per memorandum from the Mobility Group dated, September 2, Trip rate from latest (2010) Specific Plan update, as land use quantities for restaurants and retail have changed from originally approved Project. Page 18 of 61

21 for the Project (see attached Table A: LASED TMPP Designated Mitigations for Figueroa South Block, Development Sites 10, and 11 attached to this application as Exhibit B). Section 14.B.3 Guarantee of Improvements Section 14.B.3.a) Traffic Improvements, requires that prior to issuance of a Building Permit, the Applicant shall guarantee construction of any traffic improvements for which Project Applicant is responsible. Section 14.B.3.a) also requires that prior to the issuance of a Certificate of Occupancy, the Applicant must provide plans for and construct the improvements. However, pursuant to Section 4(i)(d) of the approved TMPP where the Project contribution to an improvement is less than 50%, the Project shall instead contribute its pro-rata fair share of the cost of required improvements in the form of a letter of credit prior to the issuance of a Certificate of Occupancy. Prior to the issuance of a Building Permit for this Project, Applicant shall either guarantee construction of traffic improvements identified in connection with this Project in Table A, where applicable, or shall guarantee the fair share contribution identified in Table A as applicable. Where applicable, prior to Certificate of Occupancy, the Applicant shall provide plans and construct such improvements as are identified in Table A attached, or shall guarantee payment of fair share contribution for such improvements as are identified in Table A. Section 14.B.3.b) Fair Share Traffic Improvements for Harbor Freeway 9 th Street Northbound Off-Ramp, requires that the Project Applicant shall provide suitable guarantees for the Project s fair share of the cost of this improvement. The requirements of this section are applicable to this Project Application. The Project has paid the fair share cost to LAALC. Section 14.B.3.c) Guarantee Provisions, provides that any guarantee may be satisfied by a letter of credit, surety bond, or other suitable guarantee satisfactory to the City Engineer and the General Manager. The Project will comply with the requirements of this section. Page 19 of 61

22 14.B.4. Traffic Improvement Modifications (The Specific Plan incorrectly numbers this section as 14.B.3). Section 14.B.4 allows that the LADOT General Manager, with the Director of Planning and the Applicant, may determine a transportation improvement is infeasible and substitute an alternate measure. The Applicant is not seeking any modifications to the transportation improvements required of the Project. SECTION 14.C Transportation Demand Management (TDM) Regulations Section 14.C.1 Transportation Management Organization (TMO) Section 14.C.1 requires that owners within the Specific Plan area shall establish a TMO in which all owners of property and tenants within the Specific Plan area shall participate. Further, Section 14.C.1 requires owners to establish a Transportation Demand Management Plan to be reviewed and approved by the General Manager of LADOT. The General Manager of LADOT has approved a Transportation Demand Management (TDM) Plan for the Specific Plan area dated May 12, 2003 as required by Section 14.C.1. (See TDM Plan and LADOT s May 14, 2004 approval letter attached to this application as Exhibit C.) In compliance with Section 14.C.1 and the LASED TMP Plan, the Project will participate in a TMO with other property owners within the Specific Plan area. Section 4 of the LASED TDM Plan (dated May 12, 2003) requires each development project to make commitments to utilize those TDM measures listed in the LASED TDM Plan that the Project deems appropriate to ensure compliance with the Plan, and to identify those commitments in the Project Plan Compliance Application. Pursuant to Section 14.C.1 of the Specific Plan, and Section 4 of the LASED TDM Plan, the Project proposes the following with respect to TDM measures: Many TDM measures are not applicable to the Project because it is primarily residential in nature and contains only a relatively small commercial component. In this context the Project is prepared to commit to the following TDM measures from the LASED TDM Plan: Page 20 of 61

23 b. Provide Transit and Rideshare Information Provide for the distribution of materials and educational; programs on rideshare and transit activities, such as the formation of carpools and vanpools. g. Conveniently Located Public Transit Stops Facilitate, where applicable, public transit bus stops in convenient locations for transit users. Facilitate amenities at bus stops such as shelters, benches, schedule and route information, and lighting. j. Other Designate a Project Representative to the LASED TMO and to the South Park Event Coordination Committee. This person to be responsible for Project coordination with these groups on transportation matters. Section 14.C.2 Implementation In compliance with the requirement of Section 14.C.2, the Project will submit an annual TDM report to the TMO. In compliance with the requirements of the LASED TDM Plan, the initial TDM Report Form for the PPCR is attached in : Table 1. LASED SP TMPP Annual TDM Report by Each Property Attachment to PPCR, as Exhibit D. Section 14.C.3 TDM Measures. Section 14.C.3 provides that the TMO may utilize TDM incentives in the TDM Plan, as listed in this section of the Specific Plan. The applicant has included such measures in the LASED TDM Plan referred to in Section 14.C.1 and approved by LADOT. Page 21 of 61

24 SECTION 14.D. Parking Regulations Section 14.D.2 Parking Requirements Section 14.D.2 provides for the following parking requirements for the Project: Residential: 1.25 spaces per dwelling unit 1.25 X 648 units = 810 spaces Restaurant: 1.00 spaces per 1,000 square feet 1.00 X 20,000 sq. ft. = 20 spaces Retail: 1.00 spaces per 1,000 square feet 1.00 X 28,000 sq. ft. = 28 spaces Total Required: = 858 spaces A total of 858 spaces are required by Section 14.D.2 for the Project, of which 810 are required for the residential units and 48 are required for the commercial (retail and restaurant) uses. The Project proposes to provide a total of 1,770 parking spaces of which 1,458 spaces will be for residential units, and 312 spaces will be for the commercial uses. The Project will therefore be in compliance with the requirements of Section 14.D.2. Section 14.D.3 Location of Parking Section 14.D.3 provides that parking for a Project may be located at any location within the Specific Plan area or within 1,500 feet of the Specific Plan boundary. Section 14.D.3 also provides that parking shall be distributed throughout the Specific Plan area, to ensure convenient access by all individual Projects. The Project will provide all of the parking in a below grade and above grade structure on the Figueroa South block (the Project site). Section 14.D.4 Shared Parking Requirements Section 14.D.4 permits the use of shared parking upon a finding that adequate parking will be provided. Page 22 of 61

25 The Project is not requesting a Shared Parking approval. Section 14.D.5 Reduced Parking Requirements Section 14.D.5 permits the reduction of the minimum parking requirements, based on a finding that adequate parking will be provided. No reduction may exceed 10% of the minimum parking requirements established by the Specific Plan. The Applicant is not requesting any reduction from the Parking Requirements for the Project. L. SECTION 15: TRANSFER OF FLOOR AREA. There is no Transfer of Floor Area as part of the application. M. SECTION 16: SIGNAGE. The Director shall make the following findings: 1) All proposed signs are appropriately scaled to the architectural character of all buildings, existing signs, and structures on the lot; The signage plan as proposed is appropriate to and in compliance with the Los Angeles Sports and Entertainment District Specific Plan s Signage Districts. The proposed Project was designed in conjunction with the proposed signage and consequently the proposed signage is appropriately scaled to the building s size and design. The Project includes a well-designed 36-story mixed-use development with two 29-story residential towers above the 7-story building podium with ground level retail/entertainment/restaurant uses. The surfaces created by the building podium allow for many signage opportunities. The building podium is 100 feet in height and corresponds to Sign Level 2, which ranges from 35 feet to 100 feet above grade. A total of four Electronic Message Display signs totaling 15,656 square feet are proposed. One sign faces 12 th Street (Sign FS-A4). One sign wraps around the corner of the building (Sign FS-A3.1 and FS-A3.2). Note that Sign FS-A3.1 and FS-A3.2 is considered one sign and is noted separately in the table on Sheet SED-08 for the purpose of conveying the sign area that fronts along 12 th Street and Figueroa Street. Sign FS-A.31 and FS-A.32 totals 7,405 square feet which is less than the maximum allowed 8,000 square-foot sign area for animated signs in Sign District A, Sign Level 2. Page 23 of 61

26 Large rectangular animated Electronic Message Display signs are proposed in Sign District A, along Figueroa Street and the west portion of 12 th Street. Also included are rectangular and trapezoidal animated Electronic Message Display signs that provide for dynamic shapes that reference movement and direction that focus on the Convention Center, STAPLES Center and LA Live! The overall layout of the animated signs create a visually interesting pattern. There are no signs proposed within Sign District C with this application. 2) All existing and proposed signs result in a complementary enhancement to the architecture and open spaces on the lot, and result in a visually uncluttered appearance; The proposed signage was designed in conjunction with the Project and consequently has been articulated and integrated directly into the architecture of the structure and is appropriately scaled to the building s size and design. The signage elements complement the architecture of the Project and street level plaza and are positioned to prevent a cluttered appearance and streamline the look of the building. The project site is split between Sign Districts A and C. All the proposed signage is located in Sign District A and within Sign Level 2. Therefore, the onsite signage in Sign Level 2 is designed to address pedestrian views from a distance. The proposed signage is intended to be viewed as a complement to and an adornment of the proposed podium-and-tower structures. All signage located in Sign Level 2 of Sign District A is located on the tower podium between 35 and 100 feet above grade, except for signage that is permitted to extend below 35 feet above grade and discussed below. This signage comprises four large Electronic Message Display signs that face the centerlines of both Figueroa Boulevard and 12 th Street. They range in size from 1,970 square feet at the smallest to 7,405 square feet at the largest. Some of these are rectangular in shape and are oriented both horizontally and vertically. Two of the proposed Electronic Message Display signs are trapezoidal in shape, and they bookend one rectangular Electronic Message Display signs. Taken together, these three signs create the effect of wrapping Page 24 of 61

27 around the corner of the building podium at the intersection of Figueroa and 12 th Streets in a trapezoidal shape. This is a mid-scale effect that embellishes the building podium for passersby. The proposed Electronic Message Display signs are intended to be seen together as an uncluttered, cohesive whole. Table 4 (Permitted Signs & Maximum Permitted Sign Area) on Page 66 of the LASED permits an Animated Exception for an Electronic Message Display sign to be animated below 35 feet above grade if it is located on the southeast corner of a building or structure located at the corner of 12 th and Figueroa Streets. These three Electronic Message Display signs extend into this exception area as permitted by the LASED and subject to approval from the Director of Planning. The three proposed Electronic Message Display signs facing Figueroa Street create the effect of wrapping around the corner of the podium at the intersection of 12 th Street. They are all rectangular in shape and create an uncluttered visual display. These Electronic Message Display Signs are limited to between 35 feet and 100 feet above grade, as permitted in the LASED. 3) The proposed signs comply with all of the applicable sign regulations of this section, including sign area, total signage façade coverage, sign type, sign height, and operating hours. The proposed Electronic Message Display signs comply with all applicable sign regulations contained within the LASED, including regulations related to total sign area, total signage façade, coverage, sign type, sign height, and operating hours. A. Section 16.C.3. Prohibited Signs The Project does not include any signs prohibited by this section. B. Section 16.C.7. Sign Height for Ground Mounted Signs This regulation does not apply, as the Project does not include a ground mounted sign. Page 25 of 61

28 C. Section 16.C.8. Sign Height for Freeway Edge Signs This regulation does not apply, as the Project does not include any Freeway Edge Signs. D. Section 16.C.9. Sign Height for Plaza Tower Signs This regulation does not apply, as the Project does not include any Plaza Tower Signs. E. Section 16.C.10. Existing Signs This regulation does not apply, as the Project does not include any existing signs. F. Section 16.C.11. Illumination The Project complies with all the illumination guidelines as set forth in Section 16.C.11. The proposed Electronic Message Display signs will be internally illuminated. Any external sign illumination will be directed onto the signage itself and away from any residential units located outside of the Specific Plan area. G. Section 16.C.12. Building I.D. Signs This regulation does not apply, as the Project does not include any proposed Building I.D. Signs. H. Section 16.C.13. Inflatable Signs This regulation does not apply, as the Project does not include any Inflatable Signs. I. Section 16.C.14. Supergraphic Signs This regulation does not apply, as the Project does not include any Supergraphic Signs. J. Section 16.C.15. Freeway Edge Signs This regulation does not apply, as the Project does not include any Freeway Edge Signs. Page 26 of 61

29 K. Section 16.C.16. Sign Types and Heights The proposed Electronic Message Display signage follows the regulations in the LASED Specific Plan. They are also architecturally integrated into the design of the building and will enhance the character of the districts and communities surrounding the project site. L. Section 16.C.17. Sign Districts The Project is located within Sign Districts A and C, as shown in the Signage Application District Map, attached as Exhibit 1. At this time, signage is only proposed within Sign District A. M. Section 16.C.18. Additional Limitation for Signage in Sign District A-1 and Sign District B The proposed project is not located in Sign District A-1 or Sign District B. N. Section 16.C.19. Vertical Sign Zones All proposed signage is in compliance with the provisions of each Vertical Sign Zone. Within Sign District A, the Project proposes four Electronic Message Display signs within Vertical Sign Zone 2. O. Section 16.C.20. Signs Within More Than One Sign District or Vertical Sign Zone Although the project site is located within both Sign Districts A and C, all proposed signage is within Sign District A. Therefore, no proposed signage crosses Sign District borders. P. Section 16.C.21. Conceptual Signage Map for Olympic East, West and North Subareas. The proposed project is not located within The Olympic East, West, or North Subareas. Q. Section 16.C.21. Large-Scale Architectural Lighting Large-Scale Architectural Lighting is proposed along the podium and tower facades that would be affixed to the building exterior. It will be integrated into the façade and will accentuate the horizontal floor lines Page 27 of 61

30 of the towers and podium façades to create a unique and visually interesting experience that is consistent with the unique character of the Sports and Entertainment District. R. Section 16.D. Vertical Sign Zones The Project includes signs located in Vertical Sign Zones 2 of Sign District and complies with all its applicable regulations. S. Section 16.D.1 Sign Classification All signs included in this application that are located in Sign District A, Sign Level 2 are Electronic Message Display signs that are fully animated and will include moving images and text that are LED video controlled. The Electronic Message Display signs will utilize the most current LED technology. T. Section 16.D.2. Permitted Sign Area The Table labeled Maximum Allowed and Proposed Sign Area Table on sheet SED-07 of the signage drawings included with this application shows the permitted and proposed sign area. U. Section 16.D.3. Hours of Operation The proposed signage will comply with the hours of operation listed in Table 5 of the LASED Specific Plan. 4) The proposed signs comply with all applicable sign guidelines found in Appendix A of the Specific Plan. The proposed Electronic Message Display Signs will comply with all applicable sign guidelines found in Appendix A of the Specific Plan. Page 28 of 61

31 SECTION IV: APPENDIX A: LASED DESIGN GUIDELINES A. Building-Street Relationship Design Guideline 1: Build a strong urban relationship between the District s buildings and public streets by maintaining a continuous building street wall with visual interest. (For guidelines on articulation, fenestration, and/or other means of providing visual interest, see Section 4.2 Architecture.) Design Standard 1A: Building podiums shall create a consistent urban street wall defining the street edge. A building street wall shall be defined as the street facing façade of a building s podium level. The project maintains a continuous street wall in compliance with the Specific Plan requirements. The street wall is interrupted by a public Plaza, Courtyard, two Entry Forecourts, permitted vehicular and pedestrian access points consistent with Design Standard 1B. Figueroa Street: The project fronts on Figueroa Street, 12 th Street and Flower Street. The building has a street wall frontage along Figueroa Street of with some allowed breaks in the street wall. In the southern portion of the project site s Figueroa Street frontage, there is a driveway entrance into the parking area located in the podium. The ground level residential entry along Figueroa Street is set back from the edge of the podium, creating an Entry Forecourt that acts as a transitional space from the public to the private realm. Glazing at the ground level creates a visual connection between the interior retail/entertainment/retail spaces and the pedestrians on the public sidewalk. The ground level glazing has a pedestrian friendly scale and provides visual interest for pedestrians and passengers in vehicles. A retail parking lobby and elevators are located on Figueroa Street to the north of the residential lobby entry. Flower Street: On Flower Street the street wall frontage extends from the southern property line and has a two vehicular driveway entrances. The tower fronting along Flower Street has an elliptical shaped floor plate and a curved façade that interrupts the building podium at the residential lobby entry and creates a 400 square foot Courtyard. There is also a ground level canopy covering the Entry Forecourt at the residential lobby entry adjacent to the Courtyard. The Flower Street ground level includes retail/entertainment/retail space, storage space, generator and equipment rooms. Page 29 of 61

32 12 th Street: On 12 th Street there is a ground level Plaza that totals 1,000 square feet. The Plaza has 76 lineal feet of street frontage on 12 th Street. A retail parking lobby and elevators are located adjacent to the Plaza. The 12 th Street ground level includes retail/entertainment/retail space. The street wall extends across the entire block, creating an architecturally cohesive street wall at the pedestrian scale. Design Standard 1B: Breaks in the building street wall shall be restricted to that necessary to accommodate pedestrian paseos, public plazas, entry forecourts, permitted vehicular access driveways, and residential/hotel drop-offs (e.g., porte-cochere). The project complies with the intent of Design Standard 1B. On Figueroa Street the building street wall is interrupted only by a permitted vehicular access driveway and a residential lobby entry forecourt covered by the building podium above. On 12 th Street the building wall is interrupted by the required Plaza. On Flower Street, the street wall is interrupted by two permitted vehicular access driveways and a 400 square foot Courtyard. Design Standard 1C: A building street wall shall be located within 15 feet of the property line along a minimum percentage of the public street frontage of each block face, as specified in Table 1 below, excluding street frontage devoted to the Central Plaza. Building features such as a sidewalk arcade and porte-cochere within the building line shall be considered a part of the building street wall. Table 1 Street LASED Min. Street Wall Frontage Proposed Project Street Wall Frontage Figueroa 80% 80.8% Flower 80% 80.3% 12 th 70% 72.7% The project complies with Design Standard 1C. The Street Wall is comprised of the unbroken podium which is within 15 feet of the property line, except for the required 8 foot wide Private Setback along Figueroa Street, the permitted vehicular access driveways, the Plaza and the Courtyard. Page 30 of 61

33 Design Standard 1D: Provide for a pedestrian connection between the Convention Center (Expansion) and the Convention Hotel. The proposed project does not lie between the Convention Center and the Convention Hotel. Therefore, this standard is not applicable. Design Guideline 2: Establish building setbacks that contribute to comfortable use of the sidewalk and support sidewalk activity. Design Standard 2A: Building placement shall maintain minimum setback widths as specified in Table 2 below. Table 2 Street Total Width of Setback from Curb, Required Total Width of Setback from Curb, Proposed Figueroa 23 feet 23 feet (15-foot public sidewalk + 8-foot private setback width) Flower 15 feet 15 feet 12 th 15 feet 15 feet The project complies with Design Standard 2A. As listed in the table above, the buildings fronting on each street will provide the required setbacks from the curb. These setbacks will provide comfortable use of the sidewalk and ample room for the support of sidewalk activity. Design Standard 2B: Towers shall be set back from the face of the podium a minimum of 20 feet along Figueroa, and 11 th (between Georgia and Figueroa). The Applicant requests a Specific Plan Adjustment to allow a less than 20% reduction of the residential tower setback from the edge of the Podium by allowing the podium to be setback 3-11 from the Private Setback. A tower setback of 16-1 will be provided for a distance of 35 lineal feet in lieu of providing the required 20-0 tower setback from the Podium along Figueroa Street. Design Guideline 3: Minimize the number and width of sidewalk curb cuts to promote street wall continuity and reduce conflicts with pedestrians. Page 31 of 61

34 Design Standard 3A: A maximum number of curb cuts for accessing parking and/or service facilities are permitted along each street as specified in Table 3 below. Table 3 Street Max. Permitted Curb Cuts Proposed Curb Cuts Figueroa 1 per block face 1 cut Flower 3 per block face 2 cuts 12 th 2 per block face 1 Valet Pull Out The project complies with Design Standard 3A. There is only one proposed curb cut on Figueroa. There will be two curb cuts on Flower Street. 12 th Street includes a vehicular valet drop-off point at the public plaza, around which the curb and sidewalk curve. The full 15-foot sidewalk width is maintained at the valet pullout through a variable easement for sidewalk purposes that is included in Tentative Tract Map No M1 that will be processed simultaneously with this application. Design Guideline 4: Ensure interaction with other downtown buildings through fronting building on the street so as to promote the sidewalk orientation and noninternalized character of the District. Design Standard 4A: A building s primary entrance, defined as that entrance which provides the most direct access to a building s main lobby and is kept unlocked during business hours, shall front on a public street. The proposed project will comply with Design Standard 4A. All primary building entrances in the proposed project will be kept unlocked during business hours and shall front on a public street. Design Standard 4B: Each building street frontage shall contain at least one (1) public entrance, unlocked during business hours which may be either a building or tenant entrance, except along Cherry Street. The proposed project has the following public building entrances, which conform to Design Standard 4B: Figueroa Street: Five (5) entries (retail parking lobby, residential lobby, retail/entertainment/restaurant) Flower Street: Seven (7) entries (residential lobby and retail/entertainment/restaurant) Page 32 of 61

35 12 th Street: Five (5) entries (retail/entertainment/restaurant and retail parking lobby) The proposed project is not located on Cherry Street. Design Standard 4C: Corner buildings shall provide a public entrance, unlocked during business hours, on both sides of buildings facing public streets. The podium has frontage along three streets (Figueroa, Flower, and 12 th Streets) and will have at least one public entrance on each abutting street. Design Guideline 5: Orient tenant spaces to the street; maximize retail storefronts and entrances along public streets and other important public spaces to sustain street level interest, and promote pedestrian traffic. Design Standard 5A: Street level tenants with frontage along a public street shall provide their primary entrance along that street. These tenants may provide secondary entrances along paseos or other public spaces as appropriate. The proposed project will have a minimum of one tenant entrance along all abutting public streets. Design Standard 5B: A street level retail or restaurant tenant s primary entrance shall front on a public street, pedestrian paseo or open space area devoted to public gatherings, except uses accessory to a hotel. The proposed project will have a minimum of one tenant entrance along all abutting public streets. Design Guideline 6: Provide generous windows and openings at the street level so as to promote a high level of visual interest and transparency along public streets to promote pedestrian activity. Design Standard 6A: Wall openings such as storefront windows and doors shall occupy a minimum percentage of a street level façade, as specified in the Table 4 below. However, up to 25% of this requirement may be satisfied through architectural treatment, including window boxes and displays, porte-cocheres, as well as public art elements as determined by the Cultural Affairs Commission. Page 33 of 61

36 The wall openings on Figueroa, Flower, and 12 th Streets are in conformance with the requirements in Design Standard 6A, as shown in Table 4. Table 4 Street Minimum Wall Openings Proposed Wall Openings Required Figueroa 75% 93.4% Flower 75% 85.2% 12 th 75% 100% Design Standard 6B: Dark tinted, reflective or opaque glazing is prohibited for any required wall opening. Glazing for required wall openings shall allow for a minimum 90% light transmission. The proposed project will not use dark tinted, reflective or opaque glazing for any of the required wall openings. All glazing used for required wall openings shall allow for a minimum of 90% light transmission, thus meeting this design standard requirement. Design Guideline 7: Incorporate architectural features that enhance the transition between buildings, streets, and public open space, and regulate the opportunity for sun and shade along public streets and common open spaces. Design Standard 7A: Architectural features such as canopies, awnings, and overhangs shall be permitted to extend up to 5 feet beyond the face of the building. The proposed canopies at the ground level along the Flower Street residential tower entry will have a variable depth up to 15 feet from the edge of the building face. However, the tower s building face is curved and the canopy does not extend beyond the property line and therefore does not conflict with the street trees. Design Standard 7B: Architectural features such as canopies, awnings, and overhangs shall be integral to the structure of the building. All architectural features shall be integral to the structure of the building and conform to the Design Standards set out in Design Guideline 7. Design Standard 7C: Architectural features such as canopies, awnings, and overhangs may be constructed of woven fabric, glass, metal or other Page 34 of 61

37 permanent material compatible with the building architecture. Internally illuminated, vinyl awnings shall not be permitted. Architectural features shall be in complete compliance with this Design Standard. The proposed canopies will be constructed of stainless steel. Design Standard 7C (Advisory Criteria): Curb cuts along Figueroa and 11 th are discouraged, but are not expressly prohibited. The Applicant only requests one curb cut on Figueroa Street. This curb cut is necessary for the public to access parking for the retail/entertainment/restaurant uses of the site. The single curb cut located along Figueroa Street does not interfere with the landscape design, public right-of-way setback, or the street wall frontage. Design Standard 7C (Advisory Criteria): More public entrances than the minimum specified, including building and/or tenant entrances, are encouraged along the District s streets, especially along Figueroa, Olympic, and 11 th (east of Georgia). The proposed project will have approximately seventeen public entrances, all of which are along public streets. Five of these entrances are on Figueroa Street. Design Standard 7C (Advisory Criteria): Required wall openings (i.e., storefront doors and windows along a street level façade) should use clear glazing for maximum transparency, especially in conjunction with a retail use. The proposed project s required wall openings will use clear glazing. Design Standard 7C (Advisory Criteria): Canopies, arcades, and/or building overhangs integral to the building architecture should be incorporated along a public street frontage. Integral shading devices are especially encouraged in conjunction with a primary building or tenant entrance, and along south facing elevations. A stainless steel canopy will be provided at the retail entrance along Figueroa Street as well as at the residential forecourt entries. Page 35 of 61

38 B. Open Space Design Guideline 8: Establish a hierarchy of common open spaces distinguished by design and function to create an open, connective pedestrian realm conducive to both active and passive use. The district s common open spaces are comprised of the following open space types: Streets: Streets are the most public of all open spaces within the District, and functions as links to the adjacent South Park and Downtown areas. Defined by building facades, streets communicate the highly public character of the District. They should be safe and comfortable for pedestrians, which accommodating necessary vehicular movement. Reference the LASED Streetscape Plan for applicable design standards and regulations. Sidewalks: Sidewalks, located within public right-of-way, are the primary realm of pedestrians. As such, they provide the critical connections between destinations within the District and to its surroundings. Reference the LASED Streetscape Plan for applicable design standards and regulations. Building Setbacks (Sidewalk Extension): Building setbacks from the street are required along Figueroa, Olympic (between Georgia and Figueroa) and 11 th (between Georgia and Figueroa). The required setback is 8 feet and is designed as an extension of the sidewalk. Setbacks are intended for commercial and sidewalk activities such as outdoor dining, window shopping, or especially heavy pedestrian traffic. Paseos: Paseos are an important extension of the street grid. As outdoor passages devoted exclusively to pedestrians, they establish clear connections between streets, plazas and courtyards, building entrances, parking and transit facilities. Entry Forecourts: Entry forecourts announce the function and importance of primary building entrances. Their design creates a clear and comfortable transition between exterior and interior space. Courtyards: Courtyards are common open space areas of a scale and enclosure that is conducive to social interaction at a smaller scale. These spaces in particular are treated as outdoor room with a high degree of enclosure. Page 36 of 61

39 Plazas: Plazas are common open space areas typically amenable to larger public gatherings. They are readily accessible from the street, as well as active building uses. Central Plaza: The Central Plaza is the central meeting and gathering place for the District, and is strategically located across from the Star Plaza at STAPLES Center. The Central Plaza is designed as a multi-use space that accommodates a variety of seasonal and celebratory events. Roofscape: Roof terraces and gardens augment District open space. Their design and location should encourage human occupation and use. These spaces are especially encouraged in conjunction with hotels or residential uses. Design Standard 8A: Open space types shall be sited in relation to the street in accordance with the Table 5 below. Table 5 Required Open Space Locations & Street Connections Open Space Type Location Connection to Street Streets Reference LASED Streetscape Plan Sidewalks Reference LASED Streetscape Plan Building Setback Street level required Design as extension of sidewalk Paseos Street level required* Direct connection to street required Entry Forecourts Street level required* Direct connection to street req. Courtyards Street level or above Direct connection to street not req. grade permissible Plazas Street level required* Direct connection to street required Central Plaza Street level required* Direct connection to street required Roof Terrace Above grade or rooftop permissible Direct connection to street not req. * permits minor deviations of up to 2 vertical feet from sidewalk level Page 37 of 61

40 Table 5a: Proposed Open Space Locations & Street Connections Open Space Type Location Connection to Street Streets Will comply fully with the LASED Streetscape Plan Sidewalks Will comply fully with the LASED Streetscape Plan Building Setback Street Level Designed as an extension of the sidewalk Paseos None None Entry Forecourts Street level Direct connection to street provided Courtyards None Direct connection to street provided Plazas Street level Direct connection to street provided Central Plaza N/A N/A Roof Terrace Above grade/rooftop No connection to street The proposed open space locations and street connections fully comply with the LASED and the LASED Streetscape Plan specifications. Design Standard 8B: Open space types shall permit public access in accordance with Table 6. At a minimum, public access shall be provided during normal business hours. Table 6 Open Space Type Public Access Required in LASED Public Access Proposed in Project Streets Reference LASED Streetscape Plan Will comply fully with the LASED Streetscape Plan Sidewalks Reference LASED Streetscape Plan Will comply fully with the LASED Streetscape Plan Building Setback Required Public access provided Paseos Required N/A no paseos in project Entry Forecourts Required Public access provided Courtyards Not required Public access provided Plazas Required Public access provided Central Plaza Required N/A Roof Terrace Not required No public access provided The proposed public access to open space fully complies with LASED and LASED Streetscape Plan specifications. Page 38 of 61

41 Design Guideline 9: Provide a diversity of open space throughout the District to reinforce its pubic character, including space devoted to public gatherings, pedestrian movement, and other social and recreational functions. Design Standard 9A: The size and number of each open space type shall be provided in accordance with the following Table 7, in addition to any requirements identified within the Open Space/Landscape Regulations of the Specific Plan. Table 7 Required Open Space Size and Number Open Space Type Min. Number Min. Area Min. Dimension Streets Reference LASED Streetscape Plan Sidewalks Reference LASED Streetscape Plan Building Setback Per setback req. None specified 8 feet (along Figueroa Street) Paseos None specified None specified 20 feet Entry Forecourts None specified None specified None specified Courtyards None specified 400 s.f. 15 feet Plazas 1 per Sub-area, 1,000 s.f. 25 feet except Olympic West Central Plaza 1 shall be located 30,000 s.f. 100 feet within Olympic West Roof Terrace 1 per residential project 400 s.f. 15 feet Page 39 of 61

42 Table 7a: Proposed Open Space Size and Number Open Space Type Min. Number Min. Area Min. Dimension Streets Will comply fully with LASED Streetscape Plan Sidewalks Will comply fully with LASED Streetscape Plan None 8 feet on Figueroa only 8 feet on Figueroa provided Building Setback Paseos None N/A N/A Entry Forecourts (1) N/A N/A Courtyards (1) 400 s.f. Plazas (1) 1,000 s.f. 25 feet Central Plaza N/A 20,000 s.f. N/A Roof Terrace (two, 1 per residential tower) (1 podium deck exterior) 400 s.f. each (800 s.f. total) 72,533 s.f. 15 feet All open space size and number requirements in the LASED Specific Plan and LASED Streetscape Plan will be met. Design Guideline 10: Make the District conducive to a variety of outdoor activities such as standing, sitting, strolling, conversing, window shopping, dining, etc. Incorporate amenities that support these activities. In particular, add seating for comfort and use plants for their shading, cooling, and aesthetic qualities. Design Standard 10A: Each open space type shall provide amenities in the form of a minimum planted area and number of seats in accordance with Table 8 below. Newspaper racks on private setback, shall be provided at a rate no greater than 2 per block and be of a design consistent with that of the Streetscape. The placement of newspaper racks within the private setback will comply with this requirement. Page 40 of 61

43 Table 8 Required Amenities Provided in Open Space Open Space Type Min. Planted Area Min. Seating* Streets Reference LASED Streetscape Plan Sidewalks Reference LASED Streetscape Plan Building Setback Reference LASED Streetscape None specified Plan Paseos 5% 1 seat per 2,000 s.f.** Entry Forecourts None specified None specified Courtyards 15% 1 seat per 500 s.f.** Plazas 15% 1 seat per 500 s.f.** Central Plaza 10% 1 seat per 250 s.f.** Roof Terrace 15% None specified * seats may be permanent or temporary, accessible during normal business hours ** benches and seat walls are to be counted at a rate of 1 seat per 2 lineal feet of bench of seat wall Table 8a: Proposed Amenities Provided in Open Space Min. Planted Area Min. Seating Open Space Type Streets Fully complies with LASED Streetscape Plan Sidewalks Fully complies with LASED Streetscape Plan Building Setback Fully complies with LASED Streetscape Plan Paseos None not provided in project N/A Entry Forecourts One (1) Not required Courtyards 15% provided 1 seat Plazas 15% provided 2 seats Central Plaza N/A N/A Roof Terrace 15% provided Not required (Podium) (Podium) The proposed project fully complies with all specifications in the LASED Specific Plan and in the LASED Streetscape Plan regarding minimum planting area and minimum seating in the proposed open space. Design Guideline 11: Design open space areas so as to lend them the character of outdoor rooms contained by buildings and landscape that comfortably support human occupation and use. Page 41 of 61

44 Design Standard 11A: Open space types shall generally be contained along a minimum percentage of their perimeter by building and/or architectural features, according to Table 9 below. Table 9 Open Space Type Min. Containment Proposed Containment Sidewalks Reference the LASED Streetscape Plan Will comply with all LASED Streetscape Plan Streets Reference the LASED Streetscape Plan requirements Will comply with all LASED Streetscape Plan requirements Building Setback Reference Min. Street Wall Requirements Paseos 50% N/A Entry Forecourts 25% None Courtyards 75% 75% Plazas 50% 50% Central Plaza 50% N/A Roof Terrace 25% 25% Will meet minimum street wall requirements The Plaza is contained by building walls. The Entry Forecourts are contained by the building walls and raised planters. The Courtyard is contained by the building walls and seating with raised planters. The Roof Terrace is contained by building wall, raised planter, parapets, and railings. Design Standard 11A (Advisory Criteria): Plazas and courtyards may incorporate amenities beyond the minimum required, including permanent and/or temporary seating, to facilitate their enjoyment and use. Seating should be placed with consideration to noontime sun and shade; mature deciduous trees should be planted as the most effective means of providing comfortable access to sun and shade. The Plaza is located off of 12 th Street and will be open to the public. It will be attractively landscaped with palm trees and landscape planters and the required seating. Design Standard 11A (Advisory Criteria): Roof terraces should incorporate trees and other plantings in permanent and temporary planters that will shade, reduce reflective glare, and add interest to the space. These spaces should also include permanent and temporary seating that is placed Page 42 of 61

45 with consideration to sun and shade, and other factors contributing to human comfort. The Roof Terraces will incorporate trees, seating, and other landscape amenities, as well as other shaded areas such as trellises to protect people from the sun. Design Standard 11A (Advisory Criteria): Plants and other landscape features should further contribute to the containment of open space. Trees and other landscape features within raised planters will create shade and contribute to aesthetic appeal, while also providing an element of containment by creating defined edges. Design Standard 11A (Advisory Criteria): Landscape elements should support an easy transition between indoors and outdoors through such means as well-sited and comfortable stems, shading devices, and/or planters that mark building entrances, etc. Landscape elements in the open spaces will support an easy transition between indoors and outdoors both for residents accessing their condominiums and for the public accessing the retail/entertainment/restaurant uses. The trees, shade structures, and landscape design create edges that lead pedestrians into the main entry doors. Design Standard 11A (Advisory Criteria): Landscape elements should establish scale, reinforce continuity between indoor and outdoor space, and enhance the open connective quality of the District. Mature canopy trees should be provided within the District s open spaces, especially along streets and required setbacks. Landscape elements will establish scale, reinforce continuity between indoor and outdoor space, and enhance the open connective quality of the entire Sports and Entertainment District. The proposed project also enhances the connective quality of the District by following the LASED Streetscape Plan. The Plaza and Courtyard spaces will provide a different landscape experience, with smaller scale landscape elements such as planters providing a more pedestrian scale. Design Standard 11A (Advisory Criteria): Landscape elements should provide scale, texture and color throughout the District. A rich, yet Page 43 of 61

46 coordinated palette of landscape elements that enhances the District s identity and role as a special place is encouraged. Landscape elements will provide scale, texture, and color throughout this site, extending throughout the District. The proposed site will provide a rich and coordinated palette of landscape elements. The Streetscape Plan will create continuity in the LASED. The planting and sidewalk patterns will also provide color. C. Circulation, Access and Parking Facilities Design Guideline 12: Reduce the visual impact of vehicular circulation and parking so as to promote sidewalk interest and pedestrian activity. Design Standard 12A: On-site surface parking facilities (i.e., parking lots) are prohibited within the District, except surface parking associated with a residential or hotel drop-off (porte-cochere), and existing surface parking facilities that shall be phased out by proposed development. There is no surface parking lot in the proposed project. Design Standard 12B: Any drive-through establishments shall be designed in consultation with LADOT, with adequate on-site queuing and access, in order to avoid spillover queuing within public streets. There are no drive-through establishments in the proposed project. Design Guideline 13: Locate ground floor parking to minimize its visibility along street level facades. Design Standard 13A: Parking facilities shall be located behind building or tenant space along street level facades, except for street frontage devoted to vehicular access, drop-off or valet parking facilities devoted to a residential or hotel drop-off (e.g., porte-cochere). In the Olympic West Subarea, parking facilities may be located along the street frontage on Cherry Street, while other means of screening may be provided along Olympic Boulevard and 11th Street west of Georgia, including but not limited to display window boxes and public art elements as determined by the Cultural Affairs Commission. Parking is accessed from Figueroa and Flower Streets and will be located behind the retail/entertainment/restaurant tenant space at the ground floor. Page 44 of 61

47 There will also be two levels of subterranean parking and six levels above grade parking. 12 th Street includes a vehicular valet drop-off. D. Service & Loading Facilities and Mechanical Equipment Design Guideline 14: Locate access to service and loading facilities in nonobtrusive locations so that they are separated from pedestrian paseos and primary building entrances. Design Standard 14A: Street-level access to service and loading facilities shall be located a minimum of 50 feet from a primary building entrance, pedestrian paseo, or public outdoor gathering area. This guideline shall not apply to a residential or hotel drop-off (porte-cochere). The project has been designed with a loading access point for truck ingress and egress from a single driveway along Flower Street. The proposed loading entrance is more than 83 feet from the ground level Courtyard along Flower Street. Design Guideline 15: Screen and buffer service and loading facilities so as to block unsightly views from public streets, open spaces, and other sensitive uses. Design Standard 15A: Service and loading facilities shall be screened from public view by a wall integral to the building architecture and/or landscape treatment creating an opaque barrier. Walls or landscape treatment shall be screened to a minimum height of 8 feet. Service and loading will be located within the ground floor of the podium behind the retail/entertainment/restaurant uses, thereby shielding it from public view. Design Guideline 16: Architecturally incorporate or screen equipment such as mechanical units, antennas, or satellite dishes. Design Standard 16A: Mechanical equipment shall be either screened from public view or the equipment itself shall be integrated with the architectural design of the building. Mechanical equipment will be located within the building podium and mechanical penthouses on each tower, which will shield it from public view. Page 45 of 61

48 2. Architecture A. Architectural Character Advisory Criteria: Commercial projects are encouraged that are designed in an architectural style and character that is complementary of STAPLES Center and Downtown L.A., and promotes a unique district identity. Building architecture should present a clean, modern, and bold style that reflects a one-of-a-kind regional sports and entertainment district. The contemporary design of the two towers and building podium will create a landmark that is complementary to the surrounding STAPLES Center and the Convention Center and reflects the unique character of the District. Advisory Criteria: Buildings along Flower Street should create a compatible visual and functional transition to the adjacent South Park District. They should present a transitional mixed-use and residential character between the heart of the District along Figueroa Street and the adjacent South Park residential neighborhood. The proposed project presents a transitional mixed-use and residential character between the heart of the Sports and Entertainment District and the adjacent South Park residential neighborhood. The two towers in the proposed project will help blend the two districts together. The landscape contained in the Plaza adjacent to 12 th Street and Courtyard adjacent to Flower Street, along with pedestrian scaled ground level retail will provide a transition between the two districts. The proposed project complies fully with the LASED Streetscape Plan, which also creates a visual transition moving from the heart of the LASED into the adjacent South Park residential neighborhood. The proposed project is similar to the STAPLES Center projects, with ground level plaza uses, and to the South Park developments, which are either residential or mixed-use/retail developments. B. Massing and Scale Design Guideline 17: Use building mass and orientation to define and place strong visual emphasis on the street and other important public open spaces. Design Standard 17A: Buildings shall establish a podium that defines the street edge and contains open space at a minimum building height of 35 feet. Page 46 of 61

49 The proposed project has two residential towers sitting atop a podium that is 100 feet tall. Open space is provided on the top of the podium and at the ground level as a Plaza on 12 th Street, a Courtyard on Flower Street, and Entry Forecourts on Figueroa Street and Flower Street. Design Guideline 18: Incorporate a pedestrian-oriented scale at the street level. Design Standard 18A: An identifiable break shall be established between a building podium and tower element. Such a break may consist of a setback, change in material, change in fenestration, or similar means of articulation. The residential towers are set back from the building podium edge which help to articulate the podium/tower transition. The residential towers are also separated from the podium through a differentiation in architectural materials and treatment that are complementary and mark the visual transition from podium to tower. Design Standard 18A (Advisory Criteria): Building towers that create landmarks, punctuate the District, and define view corridors are encouraged. Towers should be located in accordance with established limitations that sensitively respond to view corridors and light and shadow impacts on public open space. The Olympic East Sub-area tower should present an especially strong iconic and memorable image at the heart of the sports and entertainment district. The two-tower design of the proposed project will create a landmark because of the towers unique and elegant design. Views through the site will be maintained from certain vantage points. People will recognize them as forming part of the area surrounding the STAPLES Center and the Convention Center. The clean, modern lines of the proposed project are compatible with the STAPLES Center. Design Standard 18A (Advisory Criteria): Podium massing, articulation and detail, street level building entrances and storefront windows and doors, as well as the use of quality materials and decorative details should be employed to promote pedestrian scaled architecture along the street. The proposed project promotes pedestrian-scaled architecture along the street in several ways. The storefront windows have vertical and horizontal framing elements that are different from the glazing on the condominium units in the towers. The project includes a continuous retail storefront window wall with a horizontal stainless steel canopy. The metal clad round Page 47 of 61

50 columns along the ground level façade provide further façade articulation at a pedestrian scale. C. Articulation and Fenestration Design Guideline 19: Articulate building facades to avoid extensive blank walls that would detract from the visual interest and appearance of an active streetscape. In particular, use building fenestration to unify a building s appearance and add to a street facade s interest, scale and three-dimensional quality. Design Standard 19A: A street level façade wall shall not extend greater than 30 lineal feet without some manner of articulation. Articulation may be provided in the form of an arcade, periodic change in wall plane, building material and/or color, the introduction of building fenestration, storefront signage, or other approach that creates visual interest, and/or shadow lines. The street level façade does not extend greater than 30 lineal feet without some manner of articulation, which includes items such as changes in wall plane, changes in building material, and retail entry doors. Design Standard 19B: A building facade above street level shall not extend greater than 100 lineal feet without some manner of articulation, such as fenestration relief, shadow line, or change in materials. The façade of the residential towers and building podium include articulation such as the horizontal concrete slab edge at each floor, vertical and horizontal framing elements at the tower glazing, and changes in finish materials and texture at the building podium that comply with Design Standard 19B. Design Standard 19B (Advisory Criteria): In general, glass curtain walls are discouraged. The proposed project will include a combination of window walls and glass curtain walls on portions of the residential towers. Glass curtain walls increase the openness of the residential units and is a material that is architecturally compatible with the adjacent Staples Center and various other surrounding tower structures. Glass curtain walls are articulated by balcony openings and fenestration. Page 48 of 61

51 Design Standard 19B (Advisory Criteria): Street level architecture that adds richness and variety to the pedestrian experience of the District is encouraged. Buildings should use a clear pattern of openings and create shadow lines that enhance the street wall, with special accommodations for exuberant storefront design in keeping with District character. The condominium towers and retail entry doors will create a clear pattern of openings. Storefronts will be designed to complement the District character. Design Standard 19B (Advisory Criteria): Provide well-marked, articulated, and differentiated building entrances as a helpful cue to access and addressing major uses. All public entrances to a building or use should be enhanced through compatible architectural or graphic treatment. Main building entrances should read differently from retail storefront, restaurants, and commercial entrances. Building entrances will be well-marked and articulated with stainless steel canopies. The residential entries are recessed with from the podium edge with a Courtyard and Entry Forecourt on Flower Street and an Entry Forecourt on Figueroa Street that provide a transition from the public to the private realm. D. Material and Colors Advisory Criteria: Materials and colors that are compatible with the vibrant and energetic character of the District, while exhibiting a permanence and quality appropriate to an urban setting are encouraged. The proposed project will only use materials and colors that are compatible with the vibrant and energetic character of the District. Also, by complying fully with the LASED Streetscape Plan, the proposed project will have unifying, vibrant, and colorful streetscape elements through street trees, street lighting, and sidewalk pavement and textures. Advisory Criteria: Materials should unify a building s appearance with accommodations for exuberant storefront and facility design in keeping with the area s character and a sports and entertainment district. The materials used at the street level for this project will primarily be storefront glazing, stainless steel canopies and door frames, and metal clad columns, which unify the building s design and is consistent the character of the sports and entertainment district. Page 49 of 61

52 3. Signage and Lighting A. District Sign Character Design Guideline 20: Establish separate Sign Districts that support the overall design and land use concept for the LASED. Contribute to a lively, colorful, and exciting pedestrian atmosphere with animated and illuminated signage and graphics that are compatible with sports, retail, and entertainment uses. Sign districts are identified as follows: Sign District A: Sign District A includes the Central Plaza and those areas along 11 th Street and Figueroa that most directly face STAPLES Center. The Central Plaza in particular will be a focus on intense activity, and the signage will communicate this excitement. This Sign District will permit the most prominent and dynamic sign types, including video display, LED readerboards, and electronic billboards. Likewise, street level tenants will be encouraged to present dynamic, state-of-the-art facades with expressive lighting, audio-visual effects, and dimensional signage. Sign District B: Sign District B general encompasses buildings and uses located along Olympic and Figueroa north of 11 th Street. These streets will be active and engaging places, and signs will support the vitality and action along these streets. Signage that enhances the presence of the various uses along these streets will be encouraged, and tenants will incorporate innovative and dynamic signage. However, the amount of signage will be somewhat less than Sign District A, in recognition of Olympic and Figueroa s function as primary traffic movers; animated signage will be restricted up to 40 feet to minimize distractions to motorists. Sign District C: Signage within Sign District C will be most restrained to respond to residential uses within and adjacent to this area. The intent is to promote a more peaceful living environment without undue impacts upon residential uses. Smaller signs, no animation, less lighting, and shorter operating hours will create a proper transition between the excitement of the Central Plaza and nearby neighborhoods. The LASED has established Sign Districts and the proposed Project follows them without requesting any discretionary approvals to deviate from their provisions. The proposed Project is located within Sign Districts A and C but only proposed Electronic Message Display signs within Sign Level 2 of Sign District A as a part of this application. They will contribute to the lively, colorful, and exciting pedestrian atmosphere the LASED intends to create. Page 50 of 61

53 Taken together as a cohesive whole, the proposed Project and signage contribute will visually enhance and enliven the area for all passersby. Design Guideline 21: NOTE: There is no Design Guideline 21 listed in the LASED Specific Plan. B. Individual Sign Character Advisory Criteria: Signs that accentuate the architecture of the District and contribute to a lively and visually stimulating experience are encouraged. Signs should be conceived as an integral part of the design so as not to appear as an afterthought application. The proposed signage has been conceptualized as an integral part of the proposed building design. Advisory Criteria: The location, size, and appearance of building identification signs should complement the building and overall character of the district. Building I.D. Signs are not included as part of this application. Advisory Criteria: Tenant identification signs should fit comfortably into the storefront architecture; at the same time, they should be bold and dynamic in image, color, materials, and design. Tenant identification signs are not included or discussed as a part of this application. Advisory Criteria: The location, size, and appearance of tenant identification signs should contribute to a high level of street activity, and enhance the shopping and entertainment experience that is desired for the District. Tenant identification signs are not included or discussed as a part of this application. C. Sign Visibility & Legibility Design Guideline 22: Locate and design signs for maximum visibility and legibility. The proposed signage is designed to be clear, visible, and legible. Page 51 of 61

54 Design Standard 22A: Signs shall generally face the centerline of the street, except tenant blade signs, entertainment marquee signs, freeway edge signs, and temporary displays. In addition, this standard shall not apply to A-1 District signs or district identification signs. All proposed signs face towards the centerline of the street. Design Standard 22B: Tenant identification wall signs shall be located directly behind or above clear, untinted storefront glazing. Tenant identification signs are not a part of this application. Advisory Design Criteria: A building or tenant identification wall sign should be legible to the pedestrian from the opposite sidewalk. Wall signs are not a part of this application. D. Sign Illumination & Animation Design Guideline 23: Incorporate animated and illuminated signs that are in keeping with the active character of the District. The proposed Electronic Message Display Signs will be both animated and illuminated; they will be in keeping with the active character of the District. Design Standard 23A: Signs shall use appropriate means of illumination. These include: neon tubes; fiber optics; incandescent lamps; LEDs; cathode ray tubes; shielded spotlights and wall wash fixtures. The proposed Electronic Message Display signage will utilize the most current LED technology that will appropriately illuminate, animate, and activate the District while avoiding excessive spillover lighting onto adjacent uses. The proposed Electronic Message Display Signs shall have a daytime brightness no greater than 5,500 candelas per square meter and a nighttime brightness no greater than 600 candelas per square meter. Design Standard 23B: Illuminated signs may incorporate animation, such as flashing elements (i.e., borders, writing, pictorial representations, emblems or other figure of similar character) or a flashing sign surface that serves as a field backdrop during operation, except along Flower Street. Page 52 of 61

55 The proposed Electronic Message Display signage faces Figueroa Street and the west portion of 12 th Street and utilizes appropriate animation effects which will include moving images and text that are LED video controlled. No signage or other animation is currently being proposed within Sign District C (facing Flower Street). Design Standard 23C: Animated Signs and Electronic Message Display Signs which directly front a freeway shall be discouraged. Total Animated Sign and Electronic Message Display Sign square footage within the Olympic West Subarea shall be limited to 1500 square feet. Those approved animated signs fronting a freeway shall be limited to a refresh rate of no more than once every four seconds, with an interval between messages of not less than one second, and the intensity of illumination will not change. The proposed project is not located in the Olympic West subarea, and no proposed Animated or Electronic Message Display signs face a freeway. Advisory Sign Criteria: Innovative sign technologies are encouraged. The proposed signage will utilize innovative sign technologies as feasible. E. Prohibited Signs Design Guideline 24: Require signs that exhibit quality and contribute to the civic character of the District. The proposed signage exhibits quality by being architecturally integrated into the building and appropriate in scale to the character of the surrounding District. Design Standard 24A: Except as other provided in the Specific Plan, the following signs are prohibited: (a) Internally illuminated awnings (b) Conventional plastic faced box or cabinet signs (c) Formed plastic faced box or injection molded plastic signs (d) Luminous vacuum formed letters (e) Odor-producing signs (f) Any sign covering windows, with the exception of Supergraphic Signs, which shall maintain outward views from windows (g) Pole signs (h) Sandwich board signs (i) Off-site signs Page 53 of 61

56 The proposed signage conforms to all the requirements and regulations of the Specific Plan. No prohibited signs are proposed. F. General Lighting Character Design Guideline 25: Minimize glare upon adjacent properties, sensitive uses, and roadways. Design Standard 25A: A parking structure s internal light fixture luminaries shall be shielded from adjacent uses and properties. The light fixtures located within the parking structure will comply with Design Standard 25A and be shielded from adjacent uses and properties. Design Standard 25B: Lighting shall be directed away from adjacent properties and roadways, and shielded as necessary. Lighting in the proposed project will comply with Design Standard 25B and be directed away from adjacent properties and roadways. It will also be shielded if necessary. Design Standard 25B (Advisory Criteria): Lighting that promotes District identity is encouraged; lighting should offer a unique and visually stimulating experience, accentuate the surrounding architecture, and highlight special uses and activities. Large-Scale Architectural Lighting is proposed along the podium and tower facades. It will be integrated into the façade and will accentuate the horizontal floor lines of the towers and podium façades to create a unique and visually interesting experience. Design Standard 25B (Advisory Criteria): Innovative lighting technologies are encouraged. The proposed project will include innovative lighting technologies where appropriate. Page 54 of 61

57 G. Architectural Lighting Advisory Criteria: Architectural lighting that promotes public safety and supports the District s vitality and nightlife is encouraged. The proposed project will incorporate lighting that both promotes public safety and respects the unique character of the Sports and Entertainment District. Advisory Criteria: Architectural lighting should complement and accentuate the building architecture. All lighting for the proposed project will provide an aesthetically pleasing complement to the building s architectural design. Large-Scale Architectural Lighting is proposed along the podium and tower facades. It will be integrated into the façade and will accentuate the horizontal floor lines of the towers and podium façades to create a unique and visually interesting experience H. Landscape Lighting Advisory Criteria: Landscape lighting that promotes public safety and supports the District s vitality and nightlife is encouraged. The proposed project will incorporate lighting that both promotes public safety and respects the unique character of the Sports and Entertainment District. Advisory Criteria: Landscape lighting should be of a character and scale that relates to the pedestrian and highlights special landscape features. Landscape lighting on the proposed project will be of a character and scale that relates to the pedestrian, in full compliance with these advisory criteria. 4. Special Features A. Central Plaza Design Guideline 26: Locate the Central Plaza within the Olympic East Sub-area, as a forecourt to the retail entertainment center, and as the central meeting and public gathering place for the District. Design the Central Plaza to create a unique identity for the District. Page 55 of 61

58 Design Standard 26A: The Central Plaza shall establish a strong visual connection with Figueroa Street. This design standard is not applicable because the proposed project does not include the development of the Central Plaza and is not located in the Olympic East Sub-area. Design Guideline 27: Provide maximum flexibility in the use of the space, with a minimum of obstructions sited interior to the plaza; the use of plants, street furniture, and other design elements should be as follows: Design Standard 27A: Shade trees and planters of a permanent kind shall be limited to the Plaza s periphery; temporary planters may be introduced within the interior of the Plaza. This design standard is not applicable because the proposed project does not include the development of the Central Plaza and is not located in the Olympic East Sub-area. Design Standard 27B: Outdoor furniture such as tables, seats, and benches shall be of a temporary kind, except permanent fixtures may be incorporated along the Plaza s periphery. This design standard is not applicable because the proposed project does not include the development of the Central Plaza and is not located in the Olympic East Sub-area. Design Standard 27C: Special paving shall identify the Central Plaza as a focal point for the District, and support its ability to accommodate a variety of public activities and events. This design standard is not applicable because the proposed project does not include the development of the Central Plaza and is not located in the Olympic East Sub-area. Design Standard 27D: The Plaza may accommodate a number of temporary outdoor uses, such as newsstands, kiosks, vending carts, etc. This design standard is not applicable because the proposed project does not include the development of the Central Plaza and is not located in the Olympic East Sub-area. Page 56 of 61

59 Design Standard 27D (Advisory Criteria): Lighting that contributes to the security and comfort of the Central Plaza and its surrounding area, as well lighting with a lively and colorful character that lends a special identity of the District, is encouraged. This design standard is not applicable because the proposed project does not include the development of the Central Plaza and is not located in the Olympic East Sub-area. Design Standard 27D (Advisory Criteria): Lighting techniques should present a contemporary, state-of-the-art display, offer a unique and visually stimulating experience, accentuate the surrounding architecture, and highlight special uses and activities. This design standard is not applicable because the proposed project does not include the development of the Central Plaza and is not located in the Olympic East Sub-area. Design Standard 27D (Design Criteria): Pedestrian scale fixtures should be introduced where they are most likely to promote safety and comfort, and least likely to inhibit flexible use of the space. This design standard is not applicable because the proposed project does not include the development of the Central Plaza and is not located in the Olympic East Sub-area. Design Standard 27D (Design Criteria): Special event lighting should be directed away from adjacent properties and roadways, and shielded as necessary. This design standard is not applicable because the proposed project does not include the development of the Central Plaza and is not located in the Olympic East Sub-area. B. 11 th Street Pedestrian Area Design Guideline 28: Articulate the design of the 11th Street Pedestrian Area to differentiate it from the standard street. Unify the design and treatment of the 11th Street Pedestrian Area with the Central Plaza and Star Plaza at STAPLES Center. Design Standard 28A: Paving shall be coordinated with the adjacent plazas to complement these spaces and support the easy flow of pedestrian traffic across these spaces during off-peak closure to vehicular traffic. Page 57 of 61

60 This design standard is not applicable because the proposed project does not include the development of the 11 th Street Pedestrian Area. Design Standard 28B: The design of the 11th Street Pedestrian Area shall feature special paving, flat or rolled curbs, fixed bollards with removable chains along the curb line, and other improvements required by LADOT. This design standard is not applicable because the proposed project does not include the development of the 11 th Street Pedestrian Area. SECTION V: SPECIFIC PLAN ADJUSTMENT FINDINGS Pursuant to the Los Angeles Municipal Code Section and the Los Angeles Sports and Entertainment District Specific Plan (amended by Ordinance No. 181,334, effective November 16, 2010) a Specific Plan Adjustment from Section 10.A.5 of the LASED Specific Plan to allow a less than 20% reduction of the residential tower setback from the edge of the Podium by allowing the podium to be setback 3-11 from the Private Setback. A tower setback of 16-1 will be provided for a distance of 35 lineal feet in lieu of providing the required 20-0 tower setback from the Podium along Figueroa Street. (a) That there are special circumstances applicable to the project or project site which make the strict application of the specific plan regulation(s) impractical; The strict application of the LASED Specific Plan Section 10.A.5 requiring towers which are adjacent to the Figueroa Street frontage to be set back 20 feet from the edge of the Podium is impractical in this instance, both in respect to the goals of the Specific Plan, and as applied to the Figueroa South parcel of the Specific Plan. The Applicant proposes a minor deviation in this Urban Design Regulation by setting back a small portion of the podium from the prevailing podium line by 3-11 and providing a tower setback from the recessed portion of the podium. The 3-11 reduction in the tower setback from the podium represents a decrease of less than 20% which requires a Specific Plan Adjustment. The intent of the tower setback from the podium edge is to create a strong podium wall along Figueroa Street. Approximately 35 lineal feet of the podium fronting along Figueroa Street is set back from the prevailing podium line and comprises only 14% of the podium frontage. This small portion incorporates Page 58 of 61

61 changes in materials, articulation and fenestration into the design of the podium in an effort to visually define the entrance to the residential tower for pedestrians. Strictly adhering to this Urban Design Regulation will be in direct conflict with several design guidelines that require and encourage articulation and fenestration of street frontages. The Advisory Criteria for Design Guideline 18 states that Podium massing, articulation and detail, street level building entrances and storefront windows and doors, as well as the use of quality materials and decorative details should be employed to promote pedestrian scaled architecture along the street. Design Guideline 19 states that building facades should be articulated to avoid extensive blank walls that would detract from the visual interest and appearance of an active streetscape. In particular, building fenestration should be used to unify a building s appearance and add to a street facade s interest, scale and three-dimensional quality. Design Standard 19A sates that a street level façade wall shall not extend greater than 30 lineal feet without some manner of articulation. Articulation may be provided in the form of an arcade, periodic change in wall plane, building material and/or color, the introduction of building fenestration, storefront signage, or other approach that creates visual interest, and/or shadow lines. Design Standard 19B states that a building facade above street level shall not extend greater than 100 lineal feet without some manner of articulation, such as fenestration relief, shadow line, or change in materials. Therefore, while a slight adjustment is required to allow the tower to be set back 16-1 away from the podium edge for a small portion of the Figueroa Street frontage, the benefits of a well-defined street frontage with carefully crafted articulation for visual interest and a clearly defined residential entry marked by the podium setback achieve the intended goals of the Specific Plan. Additionally, without the minor setback for a small portion of the Figueroa Street podium frontage, the building will have a monolithic podium wall with less successful design articulation and visual impact. Additionally, the project site has special characteristics that make it important to grant the requested adjustment. The main entrance to the residential tower directly faces the Los Angeles Convention Center and the Staples Center. These are very large commercial venues where a well thought out transition to a less intense residential use will be greatly needed. The design of the setback creates a welcoming pedestrian scaled residential entrance in an otherwise commercial area. (b) That in granting the Project Permit Adjustment, the Director has imposed project requirements and/or decided that the proposed Page 59 of 61

62 project will substantially comply with all applicable specific plan regulations; The Proposed Project substantially complies with the Specific Plan Regulation requiring towers adjacent to Figueroa Street frontage to be set back 20 feet from that edge of the Podium. The Proposed Project provides a strong podium wall that comprises 86% of the Figueroa Street frontage. The remaining 14% of the Figueroa Street frontage is negligibly set back creating a small tower recess from the podium line which provides a 16-1 tower setback instead of 20-0 tower setback required. This small area is designed to provide a well-articulated and welcoming entrance to the residential component of the Proposed Project in an effort to meet design criteria consistent with The Advisory Criteria for Design Guideline 18, Design Guideline 19, Design Standard 19A, and Design Standard 19B. (c) That in granting the Project Permit Adjustment, the Director has considered and found no detrimental effects of the adjustment on surrounding properties and public rights-of-way; The proposed tower setback of 16-1 for 14% of the Figueroa Street frontage will not create any detrimental effects to the surrounding properties or public rights-ofway. The development of the project follows Specific Plan height limits and required podium setbacks. The proposed decrease in the tower setback from a minor portion of the podium is negligible, and is off-set by the two tower design approach, which creates a building break between the towers allowing light, air, and views. The properties to the north are currently used as surface parking lots. The properties to the east are developed as commercial, light manufacturing uses and a surface parking lot. The properties to the south, which are not part of the Specific Plan, are developed as two surface parking lots and a commercial building. Currently, none of these uses are residential uses. The closest existing residential uses are the Flower Street Lofts, located on Flower Street between 12 th Street and 11th Street, and the City Lights on Figueroa Street, located on Pico Boulevard between Figueroa Street and Flower Street. The proposed project will have no detrimental effects on any of the above listed uses, as the intent of the tower setback regulation is to provide a strong podium wall along the street. The Proposed Project will meet the tower setback requirement for most of the tower frontage along Figueroa Street and the proposed tower setback is reduced by less than 20% or by less than 4 feet. This will have a minor impact if any. Additionally, it will provide many benefits to the surrounding uses by providing homeownership opportunities, by providing ground level retail, entertainment, and restaurant uses and by providing large plazas and forecourts that will be accessible to the general public. This project will serve as a catalyst to Page 60 of 61

63 building a strong neighborhood in the LASED Specific Plan area, which will add to the neighborhood amenities and resources currently being constructed to the South Park neighborhood to the east. The Tower to Lot Coverage ratio will have no detrimental effect on the surrounding public right-of-way as it does not encroach onto any rights-of-way. (d) That the project incorporates mitigation measures, monitoring of measures when necessary, or alternatives identified in the environmental review which would mitigate the negative environmental effects of the project, to the extent physically feasible. An Adjustment from Section 10.5.A of the LASED Specific Plan, allowing a less than 20% reduction of the residential tower setback from the edge of the Podium will not have a significant effect on the environment, for the reasons set forth and in the mitigation monitoring measures required by Environmental Impact Report No. SCH # /EIR No Page 61 of 61

64 SITE PHOTO EXHIBIT 1200 S. Figueroa Development, Inc. Site Address: 1200 S. Figueroa Street North Pico Boulevard & & Figueroa Street & 5 Flower Street th Street & S. Figueroa Street Prepared by Craig Lawson & Co., LLC 1200 S. Figueroa Development, Inc. May 6, 2014 Page 1 of 13

65 SITE PHOTO EXHIBIT 1200 S. Figueroa Development, Inc. Site Address: 1200 S. Figueroa Street 1. View of subject site, easterly facing from Figueroa Street and east/west alley. 2. View of subject site, easterly facing from Figueroa Boulevard. 3. View of subject site, southeasterly facing from Figueroa Street S. Figueroa Street Prepared by Craig Lawson & Co., LLC 1200 S. Figueroa Development, Inc. May 6, 2014 Page 2 of 13

66 SITE PHOTO EXHIBIT 1200 S. Figueroa Development, Inc. Site Address: 1200 S. Figueroa Street 4. View of subject site, southerly facing from the corner of Figueroa Street and 12 th Street. 5. View of subject site, southerly facing from the corner of Figueroa Street and 12 th Street. 6. View of subject site, southwesterly facing from 12 th Street. 7. View of subject site from the corner of 12 th Street and Flower Street S. Figueroa Street Prepared by Craig Lawson & Co., LLC 1200 S. Figueroa Development, Inc. May 6, 2014 Page 3 of 13

67 SITE PHOTO EXHIBIT 1200 S. Figueroa Development, Inc. Site Address: 1200 S. Figueroa Street 8. View of subject site from the corner of 12 th Street and Flower Street. 9. View of subject site, northerly facing from Flower Street. 10. View of subject site, westerly facing from Flower Street S. Figueroa Street Prepared by Craig Lawson & Co., LLC 1200 S. Figueroa Development, Inc. May 6, 2014 Page 4 of 13

68 SITE PHOTO EXHIBIT 1200 S. Figueroa Development, Inc. Site Address: 1200 S. Figueroa Street 11. View of north/south alley adjoining subject site, northwesterly facing from Pico Boulevard. 12. View of subject site, southeasterly facing from north/south alley. 13. View of subject site, northeasterly facing from the intersection of the north/south alley and east/west alley S. Figueroa Street Prepared by Craig Lawson & Co., LLC 1200 S. Figueroa Development, Inc. May 6, 2014 Page 5 of 13

69 SITE PHOTO EXHIBIT 1200 S. Figueroa Development, Inc. Site Address: 1200 S. Figueroa Street 14. View of north/south alley, southwesterly facing from the east/west alley. 15. View of east/west alley, northwesterly facing from north/south alley S. Figueroa Street Prepared by Craig Lawson & Co., LLC 1200 S. Figueroa Development, Inc. May 6, 2014 Page 6 of 13

70 SITE PHOTO EXHIBIT 1200 S. Figueroa Development, Inc. Site Address: 1200 S. Figueroa Street 16. View of east/west alley, southeasterly facing from Figueroa Street. 17. View of Figueroa Street curb line, northeasterly facing from the corner of Figueroa Street and Pico Boulevard S. Figueroa Street Prepared by Craig Lawson & Co., LLC 1200 S. Figueroa Development, Inc. May 6, 2014 Page 7 of 13

71 SITE PHOTO EXHIBIT 1200 S. Figueroa Development, Inc. Site Address: 1200 S. Figueroa Street 18. View of Figueroa Street curb line, southwesterly facing from the corner of Figueroa Street and 12 th Street. 19. View of 12 th Street curb line, easterly facing from the corner of Figueroa Street and 12 th Street S. Figueroa Street Prepared by Craig Lawson & Co., LLC 1200 S. Figueroa Development, Inc. May 6, 2014 Page 8 of 13

72 SITE PHOTO EXHIBIT 1200 S. Figueroa Development, Inc. Site Address: 1200 S. Figueroa Street 20. View of 12 th Street curb line, northwesterly facing from the corner of 12 th Street and Flower Street. 21. View of Flower Street curb line, southwesterly facing from the corner of 12 th Street and Flower Street S. Figueroa Street Prepared by Craig Lawson & Co., LLC 1200 S. Figueroa Development, Inc. May 6, 2014 Page 9 of 13

73 SITE PHOTO EXHIBIT 1200 S. Figueroa Development, Inc. Site Address: 1200 S. Figueroa Street 22. View of Flower Street curb line, northeasterly facing from the corner of Flower Street and Pico Boulevard. 23. View of neighboring properties adjacent to subject site, northerly facing from the corner of Pico Boulevard and Flower Street S. Figueroa Street Prepared by Craig Lawson & Co., LLC 1200 S. Figueroa Development, Inc. May 6, 2014 Page 10 of 13

74 SITE PHOTO EXHIBIT 1200 S. Figueroa Development, Inc. Site Address: 1200 S. Figueroa Street 24. View of neighboring properties adjacent to subject site, northerly facing from the corner of Pico Boulevard and Flower Street. 25. View of neighboring properties adjacent to subject site, northeasterly facing from the corner of Figueroa Street and Pico Boulevard. 26. View of neighboring property adjacent to subject site, southeasterly facing from Figueroa Street S. Figueroa Street Prepared by Craig Lawson & Co., LLC 1200 S. Figueroa Development, Inc. May 6, 2014 Page 11 of 13

75 SITE PHOTO EXHIBIT 1200 S. Figueroa Development, Inc. Site Address: 1200 S. Figueroa Street 27. View of neighboring property adjacent to subject site, southeasterly facing from Figueroa Street. 28. View of neighboring property (Convention Center) across Figueroa Street from the subject site, northwesterly facing from Figueroa Street. 29. View of neighboring property (Staples Center) across Figueroa Street from the subject site, northerly facing from 12 th Street S. Figueroa Street Prepared by Craig Lawson & Co., LLC 1200 S. Figueroa Development, Inc. May 6, 2014 Page 12 of 13

76 SITE PHOTO EXHIBIT 1200 S. Figueroa Development, Inc. Site Address: 1200 S. Figueroa Street 30. View of neighboring properties across 12 th Street from the subject site, northeasterly facing. 31. View of neighboring properties across 12 th Street and Flower Street from the subject site, easterly facing. 32. View of neighboring properties across Flower Street from the subject site, easterly facing from Flower Street. 33. View of neighboring properties across Flower Street from the subject site, southerly facing from Flower Street S. Figueroa Street Prepared by Craig Lawson & Co., LLC 1200 S. Figueroa Development, Inc. May 6, 2014 Page 13 of 13

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