II. PROJECT DESCRIPTION

Transcription

1 II. PROJECT DESCRIPTION A. INTRODUCTION The Applicant, Century City Realty LLC, proposes the construction of 483 residential condominiums with associated amenities on an approximately 5.5-acre site (net area) within Century City in the. The Project site is located at Constellation Boulevard at the northeast corner of Avenue of the Stars and Constellation Boulevard. The proposed condominiums would be developed in three mid- to high-rise structures. Parking would be provided in four subterranean levels. In addition, the Project would include at least 1.7 acres of open space. The Project site is currently developed with three structures that provide bank and drive-through bank facility, restaurant, and nightclub uses. These structures are located along the street frontages of Avenue of the Stars and Constellation Boulevard. The remainder of the Project site is undeveloped. The existing structures and the associated parking would be removed for redevelopment of the Project site. B. PROJECT LOCATION AND SURROUNDING USES The Project site is located in the West Los Angeles Community Plan area in the City of Los Angeles, approximately 10 miles west of downtown Los Angeles and approximately 6 miles east of the Pacific Ocean, as shown in the regional and vicinity map provided in Figure 1 on page 58. The Project site is located in a highly urbanized area. Major streets to the north and south of the site include Santa Monica and Olympic Boulevards, respectively. Santa Monica Boulevard currently consists of Little Santa Monica and Santa Monica Boulevard, which are currently in the process of being reconstructed and merged into a single street with a landscaped median. The Project site, as shown in Figure 2 on page 59, is located within the high-density commercial core of Century City. Century City is characterized by high-rise and mid-rise components containing a mix of residential and commercial uses. To the north of the Project site, and within the same block, are high-rise office buildings, including the 28-story, 1900 Avenue of the Stars building. A parking structure, screened from adjacent roadways, occupies the center of the block containing the Project site. Further north, beyond Santa Monica Boulevard, is the Los Angeles Country Club and golf course, which is generally bounded by Santa Monica Boulevard and the /Beverly Hills boundary Constellation Boulevard State Clearinghouse No November 2005 Page 57 PRELIMINARY WORKING DRAFT Work-in-Progress

2 LEGEND Project Site CLUB VIEW DR LOS ANGELES COUNTRY CLUB LINDEN DR WALDEN DR TRENTON DR ELEVADO AVE WILSHIRE BLVD BEDFORD DR Simi Valley 210 Chatsworth 405 Van Woodland Hills Nuys Agoura Hills Malibu DURANT DR Santa Monica Encino Santa Monica Mtns. N Q Manhattan Beach Redondo Beach S a n G a b r i e l M o u n 1 PROJECT SITE Glendale Hollywood Pasadena Beverly 101 Hills 5 10 Los Angeles Torrance San Pedro Carson t a i n s Long Beach 605 WARNALL AVE NOT TO SCALE BEVERLY GLEN BLVD 2 SANTA MONICA BLVD CENTURY PK EAST SPALDING DR LINDEN DR OLYMPIC BLVD PECK DR CITY OF BEVERLY HILLS CITY OF LOS ANGELES ROXBURY DR COMSTOCK CONSTELLATION BLVD PANDORA AVE FOX HILLS DR CENTURY PK WEST AVE AVE PROSSER AVE FAIRBURN AVE THAYER AVE KERWOOD OLYMPIC BLVD ORTON AVE AVENUE OF THE STARS PICO BLVD PARNELL AVE KERWOOD AVE MOTOR AVE TENNESSEE AVE N 0.25 Miles Scale in approximate miles Source: PCR Services Corporation, 2005 Figure 1 Regional and Vicinity Map Page 58

3 Los Angeles Country Club SANTA MONICA BOULEVARD Northrop Plaza CITY OF BEVERLY HILLS CITY OF LOS ANGELES MORENO DRIVE City of Beverly Hills Watt Towers Beverly Hills High School Westfield Shopping Mall Century City SunAmerica CONSTELLATION BOULEVARD Century Plaza Hotel 2000 Avenue of The Stars (Under Construction) Century Plaza Towers Century City Hospital OLYMPIC BOULEVARD Century Park East Condominiums CENTURY PARK EAST Roxbury Recreational Center MGM Tower St. Regis Hotel Park Plaza Condominiums GALAXY WAY AVENUE OF THE STARS CENTURY PARK WEST Century Woods Condominiums Fox Plaza Century Hill Condominiums OLYMPIC BOULEVARD Park Hyatt Fox Studios Project Boundary City Boundary N Not to scale Source: Keyhole 2004 Note: The aerial results in some distortion with regard to site dimensions Page 59 Figure 2 Aerial of Site and Surrounding Uses

4 II. Project Description Immediately to the east of the Project site, within the same block, is Watt Plaza, an office complex with twin 23-story structures. Further east are the Orion Pictures building and the National Bank building. To the west of the Project site, across Avenue of the Stars, is the 39-story SunAmerica office building and its parking structure. Further to the west is the Westfield Century City shopping mall, which is a regional shopping center containing various department stores, a market, movie theaters and retail uses. To the south of the Project site, across Constellation Boulevard, is 2000 Avenue of the Stars, which is a 15-story, approximately 200-foot high commercial office building currently under construction. In addition, the two 44-story Century Plaza Towers are located south of the Project site fronting Century Park East. The Century Plaza Towers are the tallest structures in the Project vicinity and the top of these towers are approximately 849 feet above mean sea level (msl). Southwest of the Project site, diagonally across Avenue of the Stars, is the 19-story Century Plaza Hotel. Further southwest is the 36-story MGM building, the 30-story St. Regis Hotel, and the 39-story Fox Plaza office building. High-density residential uses are located in the Project vicinity, just north and south of Olympic Boulevard. A condominium complex is located on the northeast corner of Century Park West and Olympic Boulevard. Several residential complexes are situated south of Olympic Boulevard and east of Avenue of the Stars. The jurisdictional boundary between the City of Los Angeles and Beverly Hills is located to the east of Century Park East, with Beverly Hills High School being located immediately adjacent to the City boundary. At the northeast corner of Avenue of the Stars and Pico Boulevard are the Century Towers, two 28-story residential towers. An aerial photograph of the Project site that also identifies these adjacent uses is provided as Figure 2. C. SITE HISTORY AND EXISTING CONDITIONS The Project site is approximately 5.5-acres (net area). Historically, the Project site was used for various purposes, including commercial uses and oil production. Based on historic aerial photographs, the site was used as a golf course from 1928 through Century City is located within the West Area of the Beverly Hills Oil Field. The Project site was used for oil exploration and production from the 1950s to 1991, primarily under the auspices of the Chevron/Texaco Company. The Project site has 28 wells that have been properly closed in accordance with current California Department of Conservation Division of Oil, Gas, and Geothermal Resources (DOGGR) standards. The southern and western portions of the Project site are currently developed with approximately 35,000 square feet of commercial uses. A stucco building with a tile roof (10131 Constellation Boulevard) was developed in 1966 on the southern portion of the Project site, parallel to Constellation Boulevard. This structure is occupied by a restaurant and nightclub The Century Club. A surface parking lot is located to the east of the building, with access from Constellation Boulevard Constellation Boulevard State Clearinghouse No November 2005 Page 60 PRELIMINARY WORKING DRAFT Work-in-Progress

5 II. Project Description A rectangular brick building (1950 Avenue of the Stars) was constructed in 1974 on the western side of the Project site, parallel to Avenue of the Stars. This structure is occupied by City National Bank. It functions in connection with a drive-through banking facility which is situated at the southwestern corner of the Project site, with an asphalt driveway running from Constellation Boulevard to Avenue of the Stars. A surface parking lot is located to the north of the building, with access from Avenue of the Stars. The existing buildings occupy a small portion of the Project site, and the majority of the site is currently vacant. The vacant area, which is located behind the existing structures and parking lots, has been graded and is currently characterized by a west-trending depression, approximately 20 to 40 feet below street level. The lower elevation area of the Project site is in a disturbed state and is generally void of vegetation. The perimeter of the site is characterized by buildings, street trees and shrubs. The Project site also includes a number of public easements, which are as follows: (1) a Department of Water and Power electrical easement on the southeast quadrant of the site abutting a portion of Constellation Boulevard; (2) a 10-foot-wide sanitary sewer easement along the easterly perimeter of the site; and (3) an irrevocable offer to dedicate for future street purposes along Constellation Boulevard at Avenue of the Stars. In addition, there are private driveway easements for vehicular access to the adjacent lots to the north of the site. These easements are located on the easterly and northerly portions of the site. The location of existing buildings, easements, and closed well casings is shown in Figure 3 on page 62. D. STATEMENT OF PROJECT OBJECTIVES Section 15124(b) of the California Environmental Quality Act (CEQA) Guidelines (14 Cal. Code Regs et. seq.) states that the Project Description shall contain a statement of the objectives sought by the proposed project. Section 15124(b) of the CEQA Guidelines further states that the statement of objectives should include the underlying purpose of the project. Consistent with the Guidelines, this section of the Draft Environmental Impact Report (Draft EIR) states the Applicant s objectives for the Project. These objectives fall under three primary categories: (1) Development Objectives; (2) Design Objectives; and (3) Economic Objectives. Development Objectives Build upon the existing vitality and diversity of uses in Century City by providing needed housing within an existing regional center Constellation Boulevard State Clearinghouse No November 2005 Page 61 PRELIMINARY WORKING DRAFT Work-in-Progress

6 Page 62 N Figure 3 Existing Conditions Source: Johnson Fain, 2005

7 II. Project Description Create a high-density residential complex in close proximity to jobs, public transit, shops, restaurants, and entertainment uses. Provide new housing units, up to the maximum permitted for the site, to help meet the market demand for housing in Southern California and, in particular, on Los Angeles Westside. Provide an energy efficient and environmentally conscious development through such means as the use of recycled or energy efficient materials, water saving devices, and design elements that save energy. Provide occupants and guests the opportunity to enjoy views of the City landscape with view-oriented rooms and decks. Provide sufficient parking to ensure the parking needs of the Project s residents, visitors, staff, maintenance personnel, and delivery vehicles. Design Objectives Create a landmark high-rise complex and unified site design that complements the aesthetic character of the area through appropriate scale and high quality architectural design and detail. Design the interiors and exteriors of the proposed Project so that they promote quality individual and family living spaces that effectively connect with the surrounding urban environment. Design the landscape features to be included within the proposed Project in a manner that provides natural character and texture in an urban environment and enhances the visual character of the unified development and facilitates a sense of separation and privacy for Project residents. Enhance the visual quality of Century City through the provision of public landscape areas that continue the pattern of public gathering spaces within Century City. Enhance pedestrian activity and street life in the Project area. Economic Objectives Maximize the value of the site through the replacement of commercial uses with housing and associated amenities consistent with anticipated market demands Constellation Boulevard State Clearinghouse No November 2005 Page 63 PRELIMINARY WORKING DRAFT Work-in-Progress

8 II. Project Description Provide housing which supports the economic future of the region in an area in which the necessary infrastructure is in place. Maintain and enhance the economic vitality of the region by providing job opportunities associated with the construction of the proposed Project. Revitalize a currently underutilized site. E. DESCRIPTION OF THE PROPOSED PROJECT The proposed Project would include demolition of the existing structures, surface parking lots, and driveways, and the construction of a mid- and high-rise residential complex. The 483 condominium units, as shown in Figure 4 on page 65, would be developed in three separate buildings, including two 47-story towers (Towers 1 and 2) and one 12-story building (Loft Building). Tower 1 would be located parallel to Avenue of the Stars and Tower 2 would be located parallel to Constellation Boulevard, while the Loft Building would be located in the northeastern portion of the Project site. The two towers would each contain approximately 194 residential units and the Loft Building would contain approximately 95 two-story lofts. As shown in Table 1 on page 66, the residential units in the towers would include 48 studio/one-bedroom units, 164 two-bedroom units, 170 three-bedroom units, and 6 four-bedroom units. The actual mix of units may vary in the final design of the Project. As shown in Figure 5 on page 67, the ground area of Towers 1 and 2 would contain an entrance lobby, fitness center and spa, administration offices, mailroom, mechanical room, and loading dock. No residential units would be located on the ground floors of the two towers. A one-story recreational facility centered around a swimming pool would be located at the southwest corner of the Project site. This facility would serve to connect the two towers. Also shown on Figure 5 is the Loft Building, which would contain a lobby and residential units at the ground level. Typical floor plans for the upper stories of the three buildings are provided in Figures 6, 7, 8 on pages 68 through 70. The Loft Building would contain a recreation room on the third level and an observation deck on the fourth level. The total floor area of the three structures would be approximately 1,292,358 square feet (net), with an overall floor area ratio of 6.0 (6:1 FAR). 8 The proposed floor area is 8 Floor area ratio is the relationship of square feet of floor area to square feet of land area. A 6.0:1 FAR means that the building would contain six square feet of floor area for each square foot of land area; or floor area six times greater than land area Constellation Boulevard State Clearinghouse No November 2005 Page 64 PRELIMINARY WORKING DRAFT Work-in-Progress

9 LEGEND Project Boundary Page 65 N 0 64 Feet 32 Figure 4 Site Plan Source: Johnson Fain, 2005

10 II. Project Description Units/ Level Table 1 RESIDENTIAL USES 1-Bdrm Units 2-Bdrm Units 3-Bdrm Units 4-Bdrm Units or Family Room Option Total Residential Units Tower Buildings Studio Tower 1 Ground Level Level Level Levels 4 to Levels 45 to Subtotal Tower 2 Ground Level Level Level Levels 4 to Levels 45 to Subtotal Loft Building Units/ Level 2-Story Lofts Level 1/ Level 3/ Levels 5/6 & 7/ Levels 9/10 & 11/ Subtotal Total 483 Source: PCR Corporation Services, 2005 consistent with the requirements of the C2-2 zone FAR criteria of 6.0. The overall density would be one dwelling unit per approximately 446 square feet of land area, in compliance with the C2-2 requirement of a minimum 400 square feet of land area per residential unit. 9 The finished height of the two towers would be approximately 570 feet above grade at the perimeter of the site (849 feet above msl). The towers would be comparable in elevation to the 44-story Century Plaza Towers (849 feet above msl), which are located to the south of the Project site. The 12-story Loft Building would have a finished height of approximately 135 feet above grade (418 feet above msl). 9 The net area of the Project site is approximately 215,393 square feet. Divided by 483 dwelling units, the Project density is 446 square feet per unit Constellation Boulevard State Clearinghouse No November 2005 Page 66 PRELIMINARY WORKING DRAFT Work-in-Progress

11 Page 69 Figure 7 Tower 2 Floor Plans for Upper Levels Source: Johnson Fain, 2005

12 Page 68 Figure 6 Tower 1 Floor Plans for Upper Levels Source: Johnson Fain, 2005

13 LEGEND Parking Access Loading Dock Access Project Boundary Page 67 MULTI-PURPOSE ROOM N Scale not provided Figure 5 Ground Floor Plan Source: Johnson Fain, 2005

14 Page 70 Figure 8 Loft Building Floor Plans Source: Johnson Fain, 2005

15 II. Project Description Parking and Access Parking for residents of the Project would be provided at a ratio of two spaces per unit plus guest parking. Under the Los Angeles Municipal Code (LAMC), Section A.4(a), each multiple unit dwelling with more than three rooms is required to provide two spaces per each dwelling unit. Under this criterion, the parking required for a 483-unit development would be 966 spaces. 10 The Project would meet code requirements by providing a total of 1,208 spaces within an on-site four-level subterranean structure. Vehicular access to the Project site would be provided from Constellation Boulevard. The main driveway along Constellation Boulevard would lead to the central plaza and the dropoff areas at the main entrances of each of the residential structures. Valet services and a concierge would be located at each building entrance. As shown in Figure 4 on page 65, islands are designed at each drop-off area. It is anticipated that valet attendants would be available at all times to assist residents and transport vehicles to dedicated parking spaces in the subterranean parking facility. In addition, a driveway located along the eastern boundary of the site, approximately 100 feet east of the main driveway would provide access to the Project s belowgrade parking. A third driveway, located on Avenue of the Stars along the northern boundary of the Project site, would provide additional access to the underground parking and to the central plaza and drop-off areas. This driveway would be accessible from northbound Avenue of the Stars with access restricted to right-turns in and right-turns out only. Vehicular and pedestrian access points would be through the use of a key card. Loading docks would be provided for each building. Access to the Tower 1 underground loading dock would be from the access driveway located along the northern portion of the Project site. The driveway along the northern boundary of the site would also provide access to the Loft Building s loading dock, which would be located in the northeastern corner of the building. A control gate located west of the Loft Building loading dock would restrict vehicular access between the driveway to the subterranean garage and the loading dock. A short driveway located off of Constellation Boulevard, west of the main entrance to the site would provide access to the Tower 2 loading dock. Vendor entries would be controlled through the use of a key card. With the exception of emergency vehicles, through access on the northern driveway would be restricted. 10 A memorandum dated May 24, 2000, from the City Planning Department regarding Residential Parking Policy for Division of Land No. AA establishes a standard for new condominiums and condominium conversions of 2 spaces/unit plus 0.25 space/unit for guest parking in non-parking congested areas or 0.5 space/unit for guest parking in parking congested areas. Using this policy of 2 spaces/unit space/unit for guest parking results in a requirement of 1,208 parking spaces Constellation Boulevard State Clearinghouse No November 2005 Page 71 PRELIMINARY WORKING DRAFT Work-in-Progress

16 II. Project Description As indicated above, the internal roadway that runs through the site, and connects Constellation Boulevard and the northern alleyway, would provide fire access to the front entrances of Towers 1 and 2 and the Loft Building. The road would be 25 feet in width. Access to the rear of the Loft Building would be provided from the northern and eastern alleyways. Tower 1 and 2 would also be accessed from Avenue of the Stars and Constellation Boulevard, respectively. In addition, fire control rooms would be provided in each building at the first floor adjacent to the main lobbies. Design and Architectural Features A primary intent of the Project is to create a landmark residential development within the context of Century City s modern urban environment. Although separate from each other, the two towers would have a unity of design in the use of surface materials, as well as in the shape of the structures. The loft building is of a smaller scale, and careful attention would be paid to the detailing and cohesiveness of design to the towers. Visual interest would be created by the broad setbacks between the three structures and through the variation in building height between the tower structures, the recreation facility, and the Loft Building. The southern and western edges of the Project facing Constellation Boulevard and Avenue of the Stars would feature broad landscape setbacks from the adjacent public streets. The open space between the two towers would allow offsite views to the east through the Project s central plaza toward the Loft Building. Building elevations of Towers 1 and 2 from Constellation Boulevard and Avenue of the Stars are shown in Figure 9 and Figure 10 on pages 73 and 74, respectively. The Loft Building elevation is shown in Figure 11 on page 75. The sense of mass related to exterior building walls along Constellation Boulevard and Avenue of the Stars would be reduced through the use of a variety of angles and corners as can be seen in Figure 4. A low element that links the two towers would provide a pedestrian scale at the corner of Avenue of the Stars and Constellation Boulevard. Windows, balconies, metal sunshades, and other wall surfaces would enhance the visual effect of the buildings. The building façades are anticipated to be clad primarily in high quality building materials, including non-reflective glass. Lower-level accents may include stone, concrete, or metal. On-site lighting would be designed to accent the architectural features of the Project. Lighting may be located at the tops of the buildings to highlight the architectural design. Landscape areas would have low-level accent lighting as well as some pole mounted fixtures with shields to limit spillover of lighting onto adjacent properties. Security lighting would be provided in the parking structure to enhance visibility within the structure. All lighting would be in compliance with applicable regulations. Signage for the Project may consist of monument and building signs. Monument signs may be located at the primary entrances to pedestrian and vehicular access points. Building signs could be located on the Avenue of the Stars and Constellation Boulevard State Clearinghouse No November 2005 Page 72 PRELIMINARY WORKING DRAFT Work-in-Progress

17 Page 73 Source: Johnson Fain, 2005 Figure 9 Building Elevations from Constellation Boulevard

18 CENTURY PLAZA TOWERS Page 74 Source: Johnson Fain, 2005 Figure 10 Building Elevations from Avenue of the Stars

19 Page 75 Figure 11 Loft Building Elevations Source: Johnson Fain, 2005

20 II. Project Description Constellation Boulevard building façades. In addition, a building sign could be located at the corner of the building. Signage may be illuminated for security, Fire Department requirements, and to establish the presence of the building in the Century City context. With regard to security, the Project would include 24-hour security staff. Security consoles would be located in the lobby of each of the buildings. Open Space and Landscape The Project has been designed to comply with all applicable open space requirements and would provide approximately 74,052 square feet, or at least 1.7 acres, of open space, which would represent approximately 34 percent of the Project site. 11 Landscape areas would include a variety of public outdoor spaces along Avenue of the Stars and Constellation Boulevard, as well as an internal private open space area. Avenue of the Stars and Constellation Boulevard would be designed as wide urban streetscapes with attractive landscaping. As shown in Figure 4 on page 65, a tree canopy would be planted to create a natural arbor over the sidewalks and to create a human scale for pedestrians in the area. The corner of Avenue of the Stars and Constellation Boulevard would include a plaza with water features, seating areas and gardens, which would serve as a community gathering space. A series of stepped gardens along both streets would soften building walls and provide visual interest through vegetation color, texture and seasonal variety. A number of garden spaces along Avenue of the Stars and Constellation Boulevard would reinforce a pedestrian scale and would provide visual interest and texture at the street level. Landscaping would be planted in the parkway divider in the entrance driveway and in the interior drop-off islands. The private open space area would include lawns, ornamental planting, and seating to be used by residents as a common community space on a daily basis. A variety of trees and other shrubs would be planted to provide seasonal appeal and varying color throughout the year. An irrigation plan would also be implemented in conjunction with the landscaping program and would implement water efficient automatic irrigation systems. Pedestrian Walkway The Century City North Specific Plan (Specific Plan) indicates a pedestrian walkway in the vicinity of the Project site s eastern boundary. 12 The Specific Plan walkway system, which passes through on a four-block area centered on the intersection of Constellation Boulevard and The net area of the Project site is approximately 215,393 square feet. Proposed open space is expressed as a specific square footage (74,052 square feet) and is expressed in summary form in terms of acres (1.7 acres). The proposed open space of 74,052 square feet divided by the Project net area is 34 percent. Century City North Specific Plan, Figure 1, Specific Plan Area (Pedestrian Walkway) Constellation Boulevard State Clearinghouse No November 2005 Page 76 PRELIMINARY WORKING DRAFT Work-in-Progress

21 II. Project Description Avenue of the Stars, is intended to provide a route of pedestrian paths which intersect the adjacent streets approximately mid-block. The walkways also meet in the central areas of the blocks and enable shorter pedestrian routes than normally available in an area of large-scale city blocks. As shown in Figure 4 on page 65, the Project would provide a pedestrian walkway along the eastern side of the Project site. F. CONSTRUCTION/PHASING Construction of the Project would include the demolition of approximately 35,000 square feet of floor area associated with The Century Club (nightclub and restaurant use) at Constellation Boulevard and the City National Bank building at 1950 Avenue of the Stars. All pavement associated with the driveway and parking lot and vegetation would also be removed. Existing closed oil wells would be preserved intact. Access to the closed wells would be maintained throughout Project construction and operation. Excavation and grading for the four-level parking structure and building foundations would involve approximately 225,000 cubic yards of cut and 40,000 cubic yards of fill. Approximately 185,000 cubic yards of material would be exported off site, in addition to demolition debris. Since the Project site was previously excavated in conjunction with former oil field operations, the amount of cut materials would be less than typical for a four-level subterranean structure on a 5.5-acre parcel. Construction staging would be accommodated on site. Construction activities would include concrete pours for foundations, slabs, and walls. Building frame and interiors would require crane hoisting and other activities typical of largescale high-rise development. Construction would occur in three phases associated with each of the proposed buildings. It is anticipated that Tower 1 and the underlying parking structure would be completed in Phase I of the development. Phase II would include the construction of Tower 2, and Phase III would include the construction of the Loft Building. Although phasing would occur in response to market conditions, build out of the Project is expected to occur in G. PROJECT APPROVAL AND INTENDED USE OF THE EIR This EIR is a Project EIR, as defined by Section of the State CEQA Guidelines. This EIR serves as an informational document and provides an analysis of the whole of the Project, including but not limited to, construction activities and the operation of the uses. This EIR shall be used in connection with all other permits and all other approvals necessary for the construction and operation of the Project. This EIR shall be used by the Constellation Boulevard State Clearinghouse No November 2005 Page 77 PRELIMINARY WORKING DRAFT Work-in-Progress

22 II. Project Description Department of Planning, Department of Building and Safety, Department of Transportation, and Department of Public Works, including the Bureaus of Engineering and Sanitation, City Council of the and all other responsible public agencies which must approve activities undertaken with respect to the Project. The proposed Project would require permits or approvals for the following actions; each action s approving agency is identified in parentheses: Vesting Tentative Tract Map ( Department of Planning); Project Permit ( Department of Planning) Site Plan Review Findings ( Department of Planning); Demolition, grading, foundation, and building permits ( Department of Building and Safety); Haul route(s) approval, as necessary ( Department of Planning); Revision of existing covenant and agreements with the City ( Department of Planning); Approval of enhanced street planting (Department of Cultural Affairs and Department of Public Works, Street Tree Division); Notification of Federal Aviation Administration regarding building height; Any necessary permits from DOGGR with regard to on-site wells; and Any additional actions as may be determined necessary Constellation Boulevard State Clearinghouse No November 2005 Page 78 PRELIMINARY WORKING DRAFT Work-in-Progress