iii. project description deir - la city planning · la cienega eldercare facility project iii....

La Cienega Eldercare Facility Project III. Project Description Draft Environmental Impact Report Page III-1

III. PROJECT DESCRIPTION

A. PROJECT APPLICANT

The project applicant for the proposed La Cienega Eldercare Facility Project (Project) is:

SRC/SCH, LLC and Beverly Hills Adjacent Senior Assisted Living, LLC 4422 Oak Place Drive Westlake Village, CA 91362

B. PROJECT CHARACTERISTICS

The following is a description of the components that would comprise the proposed Project. The Project proposes redevelopment of a four-parcel site with an Eldercare Facility and associated amenities. The proposed Project would involve the construction of a four- to five-story, approximately 150,500 square-foot Eldercare Facility (Facility) over two levels of subterranean parking. Once constructed, the roof of the Facility would reach approximately 65 feet in height with an additional five feet of architectural elements at a single highest point, resulting in a maximum height of 70 feet. The Facility would provide additional housing options for seniors within the Wilshire Community Plan area, in which the Project site is located. According to the City of Los Angeles General Plan’s Housing Element, the Wilshire Community Plan area has more senior citizens that any other Community Plan area within the City.1 Once constructed, the Project would help satisfy the existing and growing demand for senior housing within the Wilshire Community Plan area. Amenities associated with the Project would ensure a comfortable living arrangement for Facility residents. The Project’s design motif and landscaping plan would enhance the aesthetic appeal of both the Project site and surrounding area by implementing a Spanish Colonial Revival style found in the South Carthay Historic HPOZ and the Carthay Circle HPOZ adjacent to the Project site.

The Wilshire Community Plan (Community Plan) designates the site for Commercial land uses. The Project site is currently zoned C2-1-O as set forth in the Los Angeles Municipal Code (LAMC). The “C2” component designates the site as “Commercial”, and the “-O” component refers to the site lying within an oil drilling district. Pursuant to LAMC Section 12.03, the Project would be considered an Eldercare Facility, which is a permitted use in the C-2 zone. Land uses allowed in the C2 zone include, amongst others: pet shops, art or antique shops, carpenter, plumbing or sheet metal shops, commercial or cultural exhibits, export import businesses, frozen food stores, locksmith shops, mimeographing services, museums (for profit), newsstands, rubber or metal stamp stores, sound score production studios, studios, commercial swimming pools, telephone exchanges, theaters, and other uses within the commercial and limited commercial zone regulations, including eldercare facilities. Though the Project site is located within Height District 1, commercial zones within this district are not subject to any height restrictions.

1 City of Los Angeles General Plan, Housing Element (1998-2005), Needs Assessment, Exhibit 28: Number of Elderly by Community Plan Area (>60 yrs.).

City of Los Angeles October 9, 2008


Project Parameters

The proposed Project would involve the removal of all existing uses on site, including the 36-unit apartment complex with associated amenities and parking, and construction and operation of a four- to five-story Eldercare Facility over two levels of subterranean parking. The Project would provide 149 Assisted Living Care dwelling units, 22 Skilled Nursing Care guest rooms, and four Alzheimer’s/Dementia Care guest rooms. The Skilled Nursing Care guest rooms would be located in the northeastern wing of the Project, and would provide short-term housing and skilled nursing care for individuals who may be recovering from surgical procedures or are otherwise in need of skilled nursing facilities. The remainder of the Project would be made up of Assisted Living Care Housing dwelling units and Alzheimer’s/Dementia Care guest rooms. The Assisted Living Care wing is being entitled as condominiums, but may instead be rented at the Applicant’s discretion.

The proposed Eldercare Facility would offer a variety of amenities and resident services including recreation rooms for social activities, spa center, theater, physical therapy, gym and showers, stylist/barber services, landscaped terraces and courtyards, and open space in excess of City requirements. A free shuttle and valet service would be provided by the Project. The valet service would be located within the subterranean garage and not immediately after the sidewalk. The shuttle service would provide transportation within a 1.5-mile radius of the Project site to Project guests and residents as well as other senior citizens 62 years of age and older living within a 1.5-mile radius of the Project. The Project would also include outdoor dining and patio areas located on the second and third floors. Meals for Project residents would be prepared by kitchen staff and served in the central dining location for residents who desire these services. These amenities would guarantee a comfortable living arrangement for Project residents, while providing seniors in the Wilshire area with the option to “age-in-place” and remain within their community.

As previously discussed, the Wilshire Community Plan area contains more senior citizens that any other Community Plan area within the City of Los Angeles. The Project, as proposed, would provide 149 Assisted Living Care dwelling units and 26 guest rooms, which, upon completion, would help meet the existing and growing demand for senior housing within the Wilshire Community Plan area.

The following figures provide a comprehensive view of the proposed Project. Figure III-1 provides a current comprehensive site plan of the entire proposed Project, and Figures III-2 and III-3 illustrate the current floor plans of the two-level subterranean parking facility that would be constructed below the proposed Facility. Additionally, Figures III-4 through III-7 provide elevations of the proposed Project.



Project Design

As previously discussed, the proposed Project would involve the construction of a four- to five-story, 150,457 square-foot Eldercare Facility over two levels of subterranean parking. Once constructed, the Facility would reach approximately 65 feet in height with an additional approximate five feet of architectural elements at a single highest point, resulting in a maximum height of 70 feet. The Project’s design motif and landscaping plan would enhance the aesthetic appeal of both the Project site and surrounding area by implementing a Spanish Colonial Revival style found in the South Carthay Historic HPOZ and the Carthay Circle HPOZ adjacent to the Project site. The entrance to the Eldercare Facility would be defined by 30-foot mature palm trees. All yard areas within the Project site will observe LAMC requirements and be fully landscaped.

The proposed Project has been designed to be sensitive to the adjacent residential neighborhood on the eastern edge of the Project site. The fourth story of the northeastern wing of the Project (containing the Skilled Nursing Care guest rooms) and the third, fourth and fifth stories of the remainder of the Project (containing the Assisted Living Care dwelling units and Alzheimer’s/Dementia Care guest rooms) would step back from the residences on South Alfred Street to the east, in order to offer visual relief to those neighbors. In addition, denser trees and foliage would be planted along the eastern border of the site to visually screen the Project from the residences along South Alfred Street. With this privacy enhancement, only the fourth and fifth floors of the Project would be visible to the neighbors on the eastern side of the Project.

Project Development

The Project would be developed under Los Angeles Municipal Code (LAMC) Section 12.22 A.25 and California Senate Bill 1818 (SB 1818). Per LAMC Section 12.22 A.25 and SB 1818, a density bonus and a related development incentive is available for developments that provide a certain amount of affordable and/or senior housing. As previously stated, the Project site is 52,570 square feet following possible street dedications. The 22 Skilled Nursing Care guest rooms and four Alzheimer’s/Dementia Care guest rooms require 200 square feet of lot area per room, or 5,200 square feet of aggregate lot area. Subtracting this amount from the Project site’s net lot area leaves 47,370 square feet of lot area available for the development of the proposed Assisted Living Care dwelling units, each of which requires 400 square feet of lot area. Performing this calculation results in a base density of 118 Assisted Living Care dwelling units on the Project site.

A minimum of five percent of the Project’s 118 base density dwelling units, or six units, would be reserved for Very Low Income senior citizen residents, and pursuant to LAMC 12.22 A.25 (c)(3), the Project would therefore receive a density bonus of up to 35 percent, or 42 dwelling units, for a total dwelling unit count of 160 units. However, the Project would not utilize the full 35 percent density bonus, and would instead voluntarily limit the total number of Assisted Living Care dwelling units to 149, which represents a density bonus of approximately 26 percent. Furthermore, the Project would include an additional one percent Very Low Income set-aside (for an additional two Very Low Income units) and a



five percent Low Income set-aside (for an additional six Low Income units). Therefore, the total number of restricted affordable dwelling units in the Project would be 14 units. These units would be equally distributed throughout the Assisted Living Care portion of the Project, would be of the same size and quality of construction as the market-rate units, and would offer their residents the same amenities as the market-rate units.

The single SB 1818 development incentive requested by the Project Applicant is an increase in the maximum allowable Floor Area Ratio (FAR) in order to make the provision of the restricted affordable units feasible. The site fronts a Major Highway, and the entirety of the site is located within 1,500 feet from a Transit Stop. The Metropolitan Transit Authority’s Rapid Bus Route No. 728, which travels along Olympic Boulevard between Century City and downtown Los Angeles, stops at the corner of Olympic Boulevard and La Cienega Boulevard. At its farthest point (from the westbound 728 stop at the northwest corner of the intersection, to the southeastern corner of the Site), the Project is only approximately 690 feet from this Transit Stop, as defined by LAMC 12.22 A.25 (b), which is well within the City’s 1,500 foot requirement. As such, the Project is entitled to an increase in the maximum allowable FAR from 1.5:1 to 3:1, pursuant to LAMC 12.22 A.25 (f)(4)(ii).

Height and Floor Area Ratio

As previously discussed, the Project site is not located within the boundaries of a Specific Plan; therefore, the height boundaries are dictated by the LAMC zone area C2-1. Per the LAMC (Section 12.21.1 – Height of Building of Structures), the “C2” zone within Height District 1 is not subject to any height restrictions, but is limited to a FAR of 1.5:1, or one and a half times the buildable area of the lot. The Project would reach approximately 65 feet in height with an additional five feet of architectural elements at a single highest point, resulting in a maximum height of 70 feet, as measured from the first floor grade level to the top of the fifth floor cornice (with an additional five feet of architectural elements at one location). The fourth story of the northeastern portion of the Project (containing the Skilled Nursing Care guest rooms) and the third, fourth and fifth stories of the remainder of the Project (containing the Assisted Living Care dwelling units and Alzheimer’s/Dementia Care guest rooms) would step back from the residences on Alfred Street to the east, in order to offer visual relief to those neighbors. The Project’s maximum height is consistent with the “C2” zone and Height District No. 1 regulations under the LAMC.

The proposed development would consist of a four- to five-story Eldercare Facility over two levels of subterranean parking. As stated above, “C2” zones within Height District 1 are limited to a FAR of 1.5:1. The single SB 1818 development incentive requested by the Applicant is an increase in the maximum allowable FAR in order to make the provision of the restricted affordable units feasible. As the Project site fronts a Major Highway, and the entirety of the Project site is located within 1,500 feet from a Transit Stop, the Project is entitled to an increase in the maximum allowable FAR from 1.5:1 to 3:1, pursuant to LAMC 12.22 A.25 (f)(4)(ii).



Access and Circulation

Regional access to the site is provided by the Santa Monica Freeway (I-10) located approximately 1.5 miles south, the Harbor Freeway (SR 110) located approximately six miles east, and the San Diego Freeway (I-405) located approximately four miles west of the Project site. In addition, a network of Class II Major Highways, Collector, and Local roadways, including West Olympic Boulevard to the north, West Pico Boulevard to the south, and South La Cienega Boulevard to the west, would provide local access to the Project site. The Project site is served by two Metro Rapid Service Bus Lines, No. 705 (Vernon Avenue – La Cienega Boulevard) and No. 728 (West Olympic Boulevard), which stop at West Olympic Boulevard and South La Cienega Boulevard, just north of the Project site. This provides for convenient access to Metro Rail Lines, which extend throughout Los Angeles County and connect to other regional transit lines.

Pedestrian access to the proposed building would be provided via a ground floor courtyard entrance along South La Cienega Boulevard as well as stairways and an elevator that would extend from the subterranean levels to the fifth floor. In addition, internal pathways connecting the various residential units to the stairways and elevator would be provided on the first through fifth floors.

Primary vehicular access would be provided on the west side of the proposed Project via South La Cienega Boulevard. The proposed Project’s vehicular access would consist of three entrances, to be accessed from South La Cienega Boulevard which would provide access to the parking area.

Parking

Parking for the proposed Project would be provided primarily within a two-level subterranean parking structure, in addition to surface-level parking. A total of 218 parking spaces would be provided within the development to accommodate the residents and employees of the proposed Facility. Parking supply would exceed City and SB 1818 requirements. In addition, the Project would provide bicycle storage for Project residents and guests.

Under the City’s operative parking standards, the Project would be considered an Eldercare Facility, comprised of 22 Skilled Nursing Care Housing guest rooms, four Alzheimer’s/Dementia Care guest rooms, and 149 Assisted Living Care Housing dwelling units. The Project is required to provide 0.2 parking spaces per Skilled Nursing Care guest bed (four spaces), 0.2 spaces per Alzheimer’s/Dementia Care guest bed (two spaces for eight beds), and one parking space per Assisted Living Care dwelling unit (149 spaces), for a total of 155 spaces. The Project proposes 218 parking spaces, which exceeds the City parking requirements by 63 parking spaces.

The City’s SB 1818 ordinance requires one parking space per one-bedroom unit, and two spaces per two- or three-bedroom unit. As the Project would include 149 studio and one-bedroom dwelling units and guest rooms, and 26 two-bedroom units, the maximum number of parking spaces required under SB 1818



would be 201 spaces. The Project would provide a total of 218 spaces, which exceeds this requirement by 17 parking spaces.

In addition, the provision of a free shuttle service to all seniors 62 years of age and older within a 1.5-mile radius of the Project would be likely to reduce the number of cars that would be owned by Project residents. A number of vacant parking spaces at the Project are anticipated.

Traffic

The proposed Project is anticipated to generate substantially less traffic than the existing multi-family use together with alternative commercial developments that could be developed on the Project site. A traffic study prepared by Overland Traffic Consultants, Inc.2 confirms that the Project would not create any traffic impacts along South La Cienega Boulevard and surrounding streets, and would generate substantially less traffic than the alternative commercial developments that could be developed on the Project site. Furthermore, traffic generated by the Project would be further reduced by providing a free shuttle and valet service for residents of the proposed Eldercare Facility as well as senior citizens 62 years of age and older living within 1.5 miles of the Project. Refer to Section IV.M, Transportation and Traffic, of this Draft EIR for a more detailed analysis of the proposed Project’s impacts on transportation systems within the City of Los Angeles.

Open Space and Landscaping

The Project would include a total of approximately 19,643 square feet of open space and approximately 4,544 square feet of landscaping, which would exceed City Code requirements. Project open space would include common outdoor open space and common indoor recreation center space, as well as private open space. Under LAMC Section 12.21(G), the Project shall provide at a minimum the following usable open space per dwelling unit: 100 square feet for each unit having less than three habitable rooms, 125 square feet for each unit with three habitable rooms, and 175 square feet for each unit with greater than three habitable rooms, for a total usable open space requirement of 15,550 square feet.3 No open space is required for the 22 Skilled Nursing Care guest rooms and four Alzheimer’s/Dementia Care guest rooms.

The Project would include a total of 10,999 square feet of common outdoor open space,4 including 9,940 square feet of first floor outdoor open space and 1,509 square feet of third floor outdoor terrace open

2 Traffic Impact Analysis for an Assisted Living and Skilled Nursing Facility Located at 1022-1042 La Cienega Boulevard in the City of Los Angeles, prepared by Overland Traffic Consultants, Inc., May 2008.

3 (114 studio units x 100 square feet/unit) + (9 1-bedroom units x 100 square feet/unit) + (26 2-bedroom units x 125 square feet/unit) = 15,550 square feet of open space required under LAMC Section 12.21(G).

4 Pursuant to LAMC Section 12.21(G), the minimum amount of common open space required is 50 percent of the total amount of open space required, which equates to a minimum of 7,775 square feet of common open space required for the Project. [15,500 square feet (total amount of open space required) x 0.5 = 7,775 square feet of common open space.]



space. Additionally, it would include 10,516 square feet of common indoor open space of which 3,888 square feet5 qualifies as open space pursuant to LAMC Section 12.21(G), and 4,756 square feet of attributable private open space.6 The Project would provide a total of 19,643 square feet of open space, which exceeds City Code requirements of 15,550 square feet.

As proposed, the landscaping plan for the proposed Project would exceed LAMC requirements and would enhance the aesthetic appeal of both the site and the Project vicinity. As required under LAMC Section 12.21(G), a minimum of 25 percent of the common open space area provided by the Project, or 2,699 square feet, shall be planted with groundcover, shrubs, or trees. As proposed, the Project would provide 2,888 square feet of common area landscaping,7 exceeding City Code requirements. Additionally, 1,656 square feet of landscaping would be provided along the front and sides of the Project. Landscaping for the proposed Project would incorporate a variety of greenery throughout the Project site, including trees, lawns, and a garden. All yard areas would observe LAMC requirements and would be fully landscaped. The southern border of the Project, as well as the entrance to the Eldercare Facility, would be defined by 45-foot mature palm trees and water treatments, which would greatly enhance the appearance of the Project site from South La Cienega Boulevard. Denser trees and foliage would be planted along the eastern border of the site in order to visually screen the proposed Project from the existing residences along South Alfred Street. By incorporating this privacy enhancement, only the fourth and fifth floors of the proposed Project would be visible to the neighbors on the eastern side of the Project.

Lighting

The Project site would be illuminated with indoor and outdoor night lighting. Security lighting would be provided along the perimeter of the structures, parking areas, in stairwells, along walkways, in open space areas, and in the hallways of the residential levels. All lighting would either be shielded and focused on the Project site or located completely indoors.

5 The 3,888 square feet of indoor open space represents 25 percent of the 10,999 square feet of outdoor open space which is the maximum percentage allowed under LAMC 12.21(G).

6 Pursuant to LAMC 12.21(G), a minimum of 50 square feet of private open space is required per unit of which no more than 50 square feet per dwelling unit shall be attributable to the total required usable open space.

7 Common area landscaping would include first floor open space landscaping, second floor courtyard open space landscaping, and third floor terrace open space landscaping.



Energy

The Project is proposed to improve upon Title 24 energy efficiency standards by 20 percent. The following design features would be incorporated into the Project to minimize energy use, and that would improve upon the energy efficiency of the existing 36-unit apartment building:

• Solar or low-emission water heaters installed in the Project buildings.

• Dual-glazed energy efficient windows and doors with a U-factor and solar heat gain coefficient which exceeds California Title 24 requirements.

• Covered balconies which improve shading and therefore reduce solar heat gain.

• Energy efficient automated air conditioners with programmable electronic night setback thermostats that are controlled from each individual unit.

• Energy-efficient parking structure lights throughout the Project site.

• Energy efficient lighting comprised of compact fluorescent lamps installed in the Project.

• Light-colored roof materials used for Project buildings to reflect heat.

• Radiant heat barrier to control solar heat from coming through the roof.

• Exterior walls with R-19 minimum insulation, which exceeds the R-13 Title 24 requirement.

Water Conservation

Pursuant to the Los Angeles Department of Water and Power new development requirements of March 2008, the Project would incorporate the following series of water conservation devices and measures as applicable to increase water conservation:

• Install high efficiency toilets (1.28 gallons per flush or less, includes dual flush).

• Install high efficiency urinals (0.5 gallons per flush or less, includes waterless).

• Install faucet hardware in restrooms with a faucet flow rate of 1.5 gallons per minute or less.

• Install showerheads with a flow rate of 2.0 gallons per minute or less.

• Limit showers to one showerhead per shower stall.

• Install high efficiency clothes washers (water factor of 6.0 or less) where clothes washers are provided.

• Install high efficiency dishwashers (Energy Star rated) where dishwashers are provided.

• Install domestic water heating systems located in close proximity to point(s) of use, as feasible; use of tank-less and on-demand water heaters as feasible.



• Cooling towers must be operated at a minimum of 5.5 cycles of concentration.

• Single-pass cooling shall be strictly prohibited.

• Install irrigation systems that meet the following requirements:

o Weather-based irrigation controller with rain shutoff.

o Flow sensor and master valve shutoff (large landscapes).

o Matched precipitation (flow) rates for sprinkler heads.

o Drip/microspray/subsurface irrigation where appropriate.

o Minimum irrigation system distribution uniformity of 75 percent.

o Proper hydro-zoning, turf minimization and use of native/drought tolerant plant materials.

o Use of landscaping contouring to minimize precipitation runoff.

• The Project is mandated to use recycled water (where available) for appropriate end uses (irrigation, cooling towers, sanitary).

Safety Features (Operation & Construction)

The Project would install fire protection devices deemed necessary by the Los Angeles Fire Department (LAFD). The Project would include private and public fire hydrants and any required fire hydrants would be installed and fully operational, and accepted by the LAFD prior to Project construction. Standpipe and fire suppression system connections would be incorporated into architectural and landscaping design elements where practical, and in locations accessible to fire equipment. City and emergency services would be notified of any planned road closures or restrictions on any roadways, alternative emergency routes, and detours due to construction activities of the Project.

The Project Applicant would work together with the Crime Prevention Unit of the Los Angeles Police Department (LAPD) for advice with respect to crime prevention features that may be incorporated into the design of the proposed Project during both construction and operational time periods. Crime prevention features may include construction security fencing, control to proposed parking areas, security lighting, and landscape planning and minimization of “dead-space” to eliminate areas of concealment. All crime prevention features shall be reviewed and approved by the LAPD prior to the construction of the Project. Upon completion of the proposed Project, the Project Applicant would provide the LAPD’s Wilshire Community Plan Area Commanding Officer with a diagram of all portions of the Project site, including access routes and any other applicable information to facilitate police response. In addition, the Project would provide 24-hour security. This subject is discussed in detail in Section IV.K, Public Services, of this Draft EIR.



Grading and Construction

Construction activities are expected to begin in late 2009. Construction of the proposed Project would occur over three phases, including demolition, grading and excavation, and construction. The demolition phase would occur over an approximately two-month period, including removal of the existing two-story apartment complex. The grading and excavation phase would occur over an approximately four-month period and would include approximately 43,751 cubic yards of excavation, all of which would be exported off-site, to allow for the subterranean parking levels and building foundations. Specifically, the construction process would involve the use of typical heavy construction equipment, such as excavators, cranes to lift steel framing, etc. Construction would occur over the course of approximately seven months, with full Project buildout by 2010. The following describes the Project’s proposed construction related components.

Haul Route

The proposed Project includes a haul route for the export of soil and demolition materials during construction. During Project construction, a total of 43,751 cubic yards of soil would be excavated and removed from the Project site.8 The proposed haul route would consist of the following:

Loaded Truck Route: Depart Project Site at 1022 South La Cienega Boulevard. Head north on South La Cienega Boulevard toward West Olympic Boulevard, and turn right at South Fairfax Avenue. Turn right at West Pico Boulevard and then left at South La Cienega Boulevard. Turn right to enter eastbound I-10 Freeway. Exit I-10 Freeway at Santa Fe Avenue (Exit 16A). Turn right at Santa Fe Avenue. Turn left at East Olympic Boulevard and turn right into destination (2424 East Olympic Boulevard).

Empty Truck Route: From 2424 East Olympic Boulevard, turn left onto East Olympic Boulevard. Turn right at Mateo Street, and turn right again at East Eighth Street. Turn right to enter I-10 Freeway westbound. Exit I-10 Freeway at Venice Boulevard (Exit 7A). Turn slight left at Cadillac Avenue, and turn right at South La Cienega Boulevard. Arrive at Project Site (1022 South La Cienega Boulevard).

Storm Water Protection

The Project would be designed in compliance with 1) Section 402 (p) of the federal Water Pollution Control Act, or Clean Water Act (CWA); 2) Order No. 01-182 of the Los Angeles Regional Water Quality Control Board, which regulates the issuance of waste discharge requirements to Los Angeles County; 3) the County of Los Angeles Standard Urban Storm Water Mitigation Plan (SUSMP), and 4) the Los Angeles Municipal

8 City of Los Angeles, Department of Building and Safety, Attachment 1, Haul Route Questionnaire, 1022-1054 La Cienega Boulevard.



Code (LAMC). Because the grading and excavation required for the proposed Project would involve a footprint of greater than one acre, the proposed Project would be required to file a Notice of Intent (NOI) with the State Water Resources Control Board (SWRCB) and prepare a Storm Water Pollution Prevention Plan (SWPPP) in compliance with the Statewide General Permit for Discharges of Stormwater Associated with Construction Activity (General Permit). The SWPPP incorporates Best Management Practices (BMPs) to control erosion and to protect the quality of surface water runoff during the construction period. The owner of the Project site is required to maintain all structural or treatment control BMPs for the life of the Project.

The Project is proposing to use structured flow-through planters for storm water treatment. The majority of the site’s impervious area is comprised of roof area and driveway areas. The proposed roof drains would outlet into proposed flow-through planters placed along the building structure and provide for bio-filtration of rain water runoff from tributary roof areas. The proposed driveway ramp located at the north end of the site along South La Cienega Boulevard is anticipated to drain toward South La Cienega Boulevard. The runoff from the driveway would enter a catch basin and be pre-treated by utilizing a Kristar Flogard plus drain pack insert (FGP-12F), which would be located at the center of the driveway adjacent to the right-of-way. The filtered runoff would then be diverted towards a flow-through planter located on site along the proposed driveway and would undergo additional bio-filtration. The subdrain outlet from this planter box would be connected to City storm drain facilities. There are two other driveways proposed which access subterranean parking garages. These driveways would be entirely covered by building overhangs and would not be exposed to rainfall, would not generate rainfall runoff, and therefore would not require treatment. This issue is discussed in detail in Section IV.G, Hydrology and Water Quality, of this Draft EIR.

Dewatering

During the Project's construction phase, temporary dewatering of portions of the Project site would be required to allow construction of the subterranean parking. It is anticipated that relatively low concentrations of gasoline and its additives in the soils would be in the groundwater. As a safety precaution, the Project Applicant would install a vapor barrier below the Project to protect residents, employees, and visitors from any risks from migrating gasoline vapors off the groundwater. This subject is discussed in detail in Section IV.F, Hazards and Hazardous Materials, of this Draft EIR.



C. PROJECT OBJECTIVES

The proposed Project includes the development of an Eldercare Facility, consisting of 22 Skilled Nursing Care guest rooms, four Alzheimer’s/Dementia Care guest rooms, and 149 Assisted Living Care dwelling units, with associated amenities and two levels of subterranean parking. The senior population is ever increasing both in numbers and in average age, thereby generating the need for more affordable senior housing and care facilities. The Project objectives include:

• Maximize the amount of housing for senior citizens in close proximity to health and community service facilities, retail services and public transportation.

• Provide affordable housing and increased accessibility for senior citizens.

• Provide on-site activities for seniors (gym, showers, courtyards, activity room, physical therapy, theater, lounge areas, dining).

• Utilize the currently vacant Project site to provide a skilled nursing care facility to serve the local community.

• Provide replacement beds to address the shortage of outpatient beds brought about by recent hospital closures within the Project area.

• Provide medical facilities to support a greater number of post surgical outpatients.

• Enhance pedestrian circulation in the area.

• Provide adequate parking facilities to serve the proposed development residents, employees and visitors.

• Generate employment opportunities for the local area.

• Provide a well-designed development that is compatible and complementary with surrounding land uses.

• Blend the building types and densities with surrounding residential and commercial developments to provide orderly visual and land use transitions to match the Spanish Colonial Revival style found in the South Carthay Historic HPOZ and the Carthay Circle HPOZ adjacent to the Project site.



D. DISCRETIONARY AND MINISTERIAL ACTIONS

The proposed Project would require approval of discretionary and ministerial actions by the City of Los Angeles, which may include the following:

• Vesting Tentative Tract Map;

• Density Bonus and Increase in Maximum Allowable FAR to 3:1;

• Site Plan Review Findings;

• City of Los Angeles Department of Building and Safety permits, including demolition, grading, foundation, and building permits, and haul-route approval for export and import of soil and materials; and

• Certification of the EIR pursuant to the California Environmental Quality Act (CEQA).

This Draft EIR serves as the environmental document for all discretionary actions associated with development of the proposed Project. This EIR is intended to be the primary reference document in the formulation and implementation of a mitigation monitoring program for the proposed Project. This Draft EIR is also intended to cover any federal, state, regional and/or local government approvals that may be required to develop the proposed Project, whether or not they are explicitly listed below. Federal, state and regional agencies that may have jurisdiction over the proposed Project include, but are not necessarily limited to:

• California Department of Transportation (CalTrans);

• State Water Resources Control Board (SWRCB);

• Southern California Association of Governments (SCAG);

• City of Los Angeles Department of Transportation (LADOT);

• Los Angeles Regional Water Quality Board (LARWQB); and

• South Coast Air Quality Management District (SCAQMD).

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